HomeMy WebLinkAbout10/06/1998, 1 - APPEAL OF PLANNING COMMISSION ACTION ADOPTING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND APPROVING USE PERMIT APPLICATION U-110-98 - A REQUEST TO EXPAND THE USE OF AN EXISTING SPORTS FIELD BY INSTALLING LIGHTS FOR NIGHT T council
j acEnaa Report
C I TY OF SAN LU I S O B I S P O
FROM: Arnold Jonas,Community Development Director
Prepared By: John Shoals,Associate Planner
SUBJECT: Appeal of Planning Commission action adopting a Mitigated Negative Declaration of
environmental impact and approving Use Permit application U-110-98 - a request to expand the
use of an existing sports field by installing lights for night time activities at Mission College Prep
High School; 682 Palm Street,R-3 zone.
CAO RECOMMENDATION
Adopt Draft Resolution"A" denying the appeal, and upholding the Planning Commission's action
with additional conditions.
DISCUSSION
Situation
The Mission College Prep High School Sports Boosters Club (Mission High School Boosters)
wants to install a lighting system at the existing sports field for the purpose of having night time
athletic events and school ceremonies. Their intent is to take the same school activities which
occur during the day and have them take place at night.
The project site is located at the comer of Palm and Nipomo Streets and is zoned R-3. Expanding
the use of an athletic field, which is accessory to a school, requires a use permit in the R-3 zone.
The Mission High School Boosters submitted a use permit application to the City in June of 1998.
Proiect
The project is a use permit application to expand the use of the existing sports field by installing
lights for nighttime activities at Mission College Prep High School. Activities would include
school-related athletic events (football, baseball and soccer games as well as practices) and
ceremonies such as graduation.
The lighting system consists of seven poles ranging in height from 70 to 80 feet, and a total of
approximately 40 lights (five to six lights per pole). The Lighting System plan is included in the
Planning Commission staff report(Attachment 6).
Environmental Review
On August 7, 1998,a Negative Declaration with mitigation measures(ER 110-98)was prepared for
the project and noticed in the Telegram Tribune. The initial environmental study addressed
potentially significant, but mitigable, impacts in the areas of: land use and planning, transportation
Council Agenda Report
A 110-98 Appeal of Mission School Lighting Project
Page 2
and circulation, noise, aesthetics (light and glare) and cultural resources. ER 110-98 is included as
part of the Planning Commission staff report(Attachment 6).
Plannine Commission Action
The use permit was reviewed by the Planning Commission on August 26, 1998. Commission
discussion focused on neighborhood impacts including light & glare, noise and parking. The
Commission felt that it was very important to: limit the hours and number of nights that the
lights could be used; screen the neighbors' views of the lights and lit field as much as possible;
ensure that adequate parking was provided for the use; and keep noise within acceptable levels
consistent with the City Noise Ordinance.
On a 5-0-2 vote, the Planning Commission adopted the Mitigated Negative Declaration with a
monitoring plan and approved the use permit application with findings and modified conditions.
The Commission found the project to be consistent with the General Plan, and with
implementation of the required conditions of approval, to be compatible with the surrounding
residential uses. Conditions imposed by the Commission included: 1) limiting use of the lights
for athletic events and school activities, occurring between the hours of 7:30 p.m. and 10:00
p.m., to a maximum of three nights per week and 40 nights per calendar year, and 2) requiring
the applicant to maintain the trees and shrubs required to be planted along the perimeter of the
field. Attachment 4 is a copy of the Planning Commission Resolution of Approval (5233-98). A
copy of the Planning Commission meeting minutes is included as Attachment 5.
At the Planning Commission meeting, there was some discussion about what other organizations
might want to use the sports field. It was mentioned that the City Parks and Recreation
Department has shown an interest in using the field for youth baseball leagues, which would
result in an intensification of the use. According to the Mission High School Boosters, there are
no plans to have the City use the field for youth baseball.
ADveal Filed
On September 8, 1998, the Planning Commission decision was appealed to the City Council by a
neighbor. A copy of the appeal letter is included as Attachment 3. The appellant is asking the
City Council to impose five additional conditions to the project approval. Those conditions
include:
1. establishing a maximum light level at the property line;
2. requiring lighting adjustments to achieve the maximum level and removal of the
lights if those levels cannot be achieved;
3. limiting the use of amplification to 8:00 p.m.;
4. developing a monitoring system for parking; and
5. requiring a site maintenance program.
Council Agenda Report
A 110-98 Appeal of Mission School Lighting Project
Page 3
Evaluation
1. Maximum Lighting Levels
The appellant is requesting that the City Council establish a limit on the amount of light that can
be generated by the lights at the property line.
Comment:
Section 17.18.030 of the City's Zoning Regulations states: "No lighting or illuminated device
shall be operated so as to create glare which creates a hazard or nuisance on other property." The
Zoning Regulations, however, do not establish a maximum lighting level for uses.
The Planning Commission imposed two conditions to address light and glare. The first condition
requires that the lighting plan be reviewed and approved by the Community Development
Department. This includes any changes to the location and height of light poles and fixtures. The
second condition requires the applicant to provide an overall lighting plan, with illumination
levels, that demonstrates that spillover lighting will not affect surrounding residential uses. It
was determined that these conditions, along with the night-time use restrictions (maximum of 40
night per calendar year and 3 nights per week) and the landscape screening requirements, will
mitigate potential lighting impacts to acceptable levels.
In response to the appellant's request, staff is recommending that the City Council establish a
limit on the amount of light that can be generated at the use's property line. Staff feels that the
establishment of a maximum lighting level will assist the City in monitoring the project and
enforcement, if necessary.
The following information is provided to assist the City Council in arriving at a reasonable limit
on lighting levels at the property line. According to a photometric survey, submitted with the
applicant's proposal, the lighting system would generate lighting levels between 0.5 and 1.89
footcandles at a distance of 120 feet from the athletic field,with higher levels closer to the field. To
put these figures into perspective, a full moon generates approximately 0.5 footcandles and a street
light generates between 5 and 10 footcandles. A footcandle is the unit which allows you to find out
how much light actually illuminates a surface. While there is no generally accepted standard for
when light becomes a nuisance or a safety hazard, it is staff's opinion that most people have
become accustomed to the levels of light generated by street lights (5 to 10 footcandles), and that
this could be considered as an acceptable lighting level (maximum illuminance). Therefore, staff
recommends that the City Council incorporate the following mitigation measure as a condition of
approval.
1) The lighting system shall be designed to achieve a maximum illuminance of 10 foot
candle at the property line. A photometric survey showing the lighting levels
generated on the athletic field and at the property line shall be prepared by an
electrical engineer and submitted to the Community Development Department.
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Council Agenda Report
A 110-98 Appeal of Mission School Lighting Project
Page 4
2. Lighting Adjustments
The appellant is asldng the City Council to add a condition which requires the lights to be tested
and adjusted, after installation, to ensure that the footcandle limit is not exceeded, and that if the
limit is exceeded the lights be removed.
Comment:
The lighting manufacturer is responsible for lighting relocation and adjustments to make sure
that the specified light levels shown on the lighting plan are adhered to (see above discussion
regarding Planning Commission imposed conditions of approval). If the Council decides to
establish a maximum light level at the property lines, the applicant will be required to comply
with that standard.
3. Limit the Use of Amplification(Noise)
The appellant is asking the City Council to add a condition to limit the use of amplification
equipment to 8:00 p.m.
Comment:
The use is required to meet the standards of the Noise Ordinance, which establishes an exterior
noise level of 55 dB, Lmax for day time noise (7 am. to 10 p.m.) and 50 dB, Lmax for night time
noise(after 10 p.m.). A use is in violation of the Noise Ordinance when these levels are exceeded
more than 30 minutes in any hour. The City of San Luis Obispo Noise Ordinance is actively
enforced by the Police Department and is thus a valid means for controlling noise on the site and
ensuring that noise levels are below nuisance limits.
Failure to comply with these standards would result in the issuance of a citation by the City Police
Department, or lead to use permit review hearing where additional noise restrictions may be
imposed. Therefore, activities on the field will be required to comply with the City Noise
Ordinance at all times. The initial environmental study/negative declaration recommends two
mitigation measures which the Planning Commission imposed as project conditions to reduce
potential noise impacts. First, the lights are required to be turned off by 10:00 PM on nights when
the field is in use. This time was chosen because noise limits in the Ordinance become more
restrictive at 10:00 p.m. due to increased levels of noise-sensitivity. Second,when a public address
system is used, the event sponsor will be required to take readings with a noise meter prior to the
event to insure compliance with the Noise Ordinance.
In staff's opinion, the Planning Commission conditions and City Noise Ordinance will mitigate
noise impacts and no further mitigation is necessary.
-y
Council Agenda.Report
A 110-98 Appeal of Mission School Lighting Project
Page 5
4. Monitoring System for Parking
Develop a monitoring system to determine if the parking plan is successful.
Comment:
As a condition of the use permit, the applicant is required to develop a parking plan for the
school use. The purpose of the plan is to provide adequate parking for school activities. It is
also intended to preserve on-street parking for residents and to inform parents, visiting teams and
prospective fans of available parking within a safe and convenient distance of the school use.
The Plan would show parking facilities such as the Palm Street Garage and the surface lot (City
Lot #14) at the comer of Palm and Nipomo Streets. It should, however, be noted that fans and
participants are not prohibited from parking on the streets around the field. It is important to
note that although on-street parking is not restricted at this time, the formation of a neighborhood
parking district in the future could effect parking availability.
The applicant is required to prepare and submit the plan to the Community Development
Department for review and approval. The City Council may want to consider if it would be
beneficial to have the applicant conduct a survey of parents, visiting teams, participants and fans
to determine if the parking plan is successful, or if additional measures need to be taken.
5. General Upkeeo and Maintenance
The appellant is asking the City Council to impose a condition that requires the applicant to
develop a site maintenance plan, and that said plan be implemented year round.
Comment:
Staff has received a couple comments regarding the condition of the sports field and the school's
lack of maintenance. It is staff's understanding that Mission College Prep High School has
recently hired a landscape maintenance service to maintain the field. In the past, field
maintenance was not done on a regular basis and was performed by school volunteers. With the
hiring of a maintenance service, the field will maintained on a regular basis. However, to ensure
that the field continues to be maintained, the City Council may want to add the following
condition:
1) The site shall be maintained in a neat and orderly manner. All plant materials shall be
maintained and replaced as needed.
Other Public Improvements
At the Planning Commission meeting, the Mission Gardens Homeowners Association asked the
Commission to impose conditions that would: 1) require the applicant to improve the overgrown
walkway along Nipomo Street with a sidewalk, and 2) require the applicant to improve a
/�S
Council Agenda Report
A 110-98 Appeal of Mission School Lighting Project
Page 6
drainage problem in which water runoff from the former Mill Street right-of-way drains directly
over the sidewalk at the comer of Peach and Nipomo Streets. The Commission felt that given
the size of the project and the added expense that it would not be fair to require this project to
install these improvements. Moreover, the Commission felt that installation of the sidewalk
along Nipomo Street was a City responsibility. On September 15, 1998, the City Council
approved sidewalk and drainage improvements along Nipomo Street. Those improvements
include the installation of a detached sidewalk (to allow the existing trees to remain) along
Nipomo Street and underground drainage improvements at the comer of Peach and Nipomo
Streets.
FISCAL MACTS
None
ALTERNATIVES
1. The City Council could adopt draft Resolution"B"upholding the appeal and denying the
use permit. If the Council denies the use permit, it must establish the appropriate findings.
2. The City Council could deny the appeal and modify the Planning Commission's findings
and conditions to include additional requirements for the use.
3. The City Council may continue action with specific direction to the applicant and staff.
Attachments:
Attachment 1 -Draft Resolution"A"(Deny Appeal)
Attachment 2 -Draft Resolution"B"(Uphold Appeal)
Attachment 3 - Letter of Appeal
Attachment 4-Planning Commission Resolution No. 5233-98
Attachment 5 -Draft Minutes from Planning Commission, August 26, 1998
Attachment 6 -Planning Commission Staff Report of August 26, 1998
Attachment 1
Draft Resolution"A"
RESOLUTION NO. (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO DENYING AN APPEAL OF THE PLANNING COMMISSION'S
ACTION APPROVING USE PERMIT, U 110-989 A REQUEST TO
EXPAND THE USE OF AN EXISTING SPORTS FIELD BY INSTALLING
LIGHTS FOR NIGHT-TIME ACTIVITIES AT MISSION COLLEGE
PREP HIGH SCHOOL AT 682 PALM STREET.
WHEREAS, the City of San Luis Obispo Planning Commission conducted regular
public hearing on August 26, 1998, for the purpose of considering a Mitigated Negative
Declaration of environmental impact (ER 110-98) and Use Permit U-110-98 to expand the use of
an existing sports field by installing lights for night-time activities at Mission College Prep High
School ; and
WHEREAS, on August 26, 1998, the City Planning Commission adopted Mitigated
Negative Declaration and a Mitigation Monitoring Plan,and approved Use Permit U-110-98;and
WHEREAS, the Planning Commission's action was appealed to the City Council on
September 8, 1998; and
WHEREAS, the City Council conducted a public hearing on October 6, 1998, and has
considered testimony of interested parties including the appellant, the applicant, the records of
the Planning Commission hearings and recommendation, and the evaluation and
recommendation of staff.
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings: That this Council, after consideration of the proposed project
(U-110-98), the Planning Commission action, the appellant's statement, staff recommendations
and reports thereof, makes the following findings:
Findings:
1. The addition of lights to the athletic field will not harm the general health, safety and
welfare of people working or living in the vicinity because a Mitigated Negative
Declarationhas been prepared and adopted which contains specific mitigation measures and
monitoring programs with the purpose of reducing the potential impacts of this project to
less than significant levels. Impacts areas included: neighborhood compatibility, noise,
parking, aesthetics (light and glare) and cultural resources. The applicant agreed to and
signed an Acceptance of Mitigation Measures prior to final action by the City Planning
Commission.
2. The use, which is incidental to Mission College Prep High School, is consistent with the
General Plan which encourages schools to locate near employment centers and major public
facilities,and with the approval of this use permit is consistent with the Zoning Regulations
which allows schools in the R-3 zone.
3. The project,as conditioned,will be compatible with surrounding land uses because the light
system that will be installed has been specifically designed to reduce spill light and glare as
much as possible and the time and number of days when the lights may be used has been
limited so that the lights will not change the character of the neighborhood.
SECTION 2. Appeal Denied: The appeal is hereby denied and the project approved subject to
the following conditions:
1. The lighting system shall be installed in substantial conformance with the sports field
lighting and power plan (dated June 8, 1998) reviewed and approved by the Planning
Commission. Any changes to the location or height of the light poles and fixtures shall be
approved by the Community Development Director.
2. All of the mitigation measures listed below and contained in Initial Environmental Study,
ER-19-98 shall be made conditions of approval.
a. The lights may be used for athletic events and ceremonies, extending beyond 7:30 p.m.,
for a maximum of 40 days per calendar year.
b. The lights shall not be operated later than 10:00 p.m. on any given night. This may
require events to end as much as 30-45 minutes earlier than 10:00 p.m. to allow fans and
participants to safely exit the premises. The lighting system may not be used more than
three(3)nights per week for events beyond 7:30 p.m.
c. The applicant shall create a parking plan which maximizes on-site parking and shows the
Palm Street Parking Garage, and surface level parking in the public parking lot on the
corner of Palm and Nipomo Streets, currently proposed for expansion. The parking plan
shall include language which indicates the school's preference for reserving on-street
parking for residents and people who have physical limitations which make close parking
a necessity. The parking plan will additionally include a method for "getting the word
out"to parents,visiting teams, and prospective fans. This parking plan shall be submitted
to the Community Development Department for approval prior to the first night event at
the facility.
d. The applicant shall provide an overall lighting site plan that demonstrates that spillover
lighting would not affect surrounding residential uses. The lighting plan should be
reduced in order to include locations of buildings, homes and streets within a 300 foot
radius around the subject property, as well as the location of all existing lighting
standards.
e. The lighting system shall be installed in substantial compliance with the lighting plan and
power plan analyzed in the environmental document. All plan modifications shall be
reviewed and approved by the Community Development Department.
f. An Archaeological Resources Inventory (ARI) shall be completed prior to issuance of a
building permit for the project (Phase I report). If excavations encounter significant
paleontological resources, archaeological resources or cultural materials, then
construction activities which may affect them shall cease until the extent of the resource
is determined and appropriate protective measures are approved by the Community
Development Director. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a qualified
archaeologist
g. Prior to conducting an event,the noise levels generated by any public address system that
is installed shall be measured to determine if those levels are within acceptable City noise
standards. If acceptable noise levels will be exceeded, steps shall be taken to correct the
problem. This may include lowering the level of amplification, re-orienting the speakers
to focus the sound away from residences,or other sound attenuation measure.
3. To partially screen the light poles and lit sports field from public view along Mill Street, trees
and dense-growing shrubs shall be installed and maintained at the northeast corner of the
athletic field. The specific species of tree and shrubs as well as the planting location shall be
determined by the Community Development Director with input from the City Arborist
4. Trees and dense high growing shrubs shall be installed and maintained, wherever there is a
"gap" in the existing landscaping. The type and location of trees and shrubs shall be
determined by the Community Development Director with input from the City Arborist.
Additional City Council Adopted Conditions:
5. The lighting system shall be designed to achieve a maximum illuminance of 10 foot candles
at the property line. A photometric survey showing the lighting levels generated on the
athletic field and at the property line shall be prepared by an electrical engineer and submitted
to the Community Development Department.
6. After installation, the lights shall be tested and adjusted to ensure that the maximum
illuminance(10 foot candles)at the property line is not exceeded.
7. The site shall be maintained in a neat and orderly manner. All plant materials shall be
maintained and replaced as needed.
Council specifies additional conditions to be used
On motion of __ seconded by
and.on.the following roll call vote:
— — AYES3
NOES:
ABSENT:
the foregoing resolution was--passed and adopted this 6-day of October; 1998:
Mayor Allen Settle
ATTEST:
City Clerk Lee Price
APPROVED:
itto _ ey .ffr G. Jorgensen
Attachment 2
Draft Resolution`B"
RESOLUTION NO. (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO UPHOLDING AN APPEAL OF THE PLANNING
CONMSSION'S ACTION AND DENYING USE PERNUT,U-110-98
WHEREAS, the City of San Luis Obispo Planning Commission conducted regular
public hearing on August 26, 1998, for the purpose of considering a Mitigated Negative
Declaration of environmental impact (ER 110-98) and Administrative Use Permit U-110-98 to
expand the use of an existing sports field by installing lights for night-time activities at Mission
College Prep High School ; and
WHEREAS, on August 26, 1998, the City Planning Commission adopted Mitigated
Negative Declaration and a Mitigation Monitoring Plan,and approved Use Permit U-110-98;and
WHEREAS, the Planning Commission's action was appealed to the City Council on
September 8, 1998; and
WHEREAS, the City Council conducted a public hearing on October 6, 1998, and has
considered testimony of interested parties including the appellant, the applicant, the records of
the Planning Commission hearings and recommendation, and the evaluation and
recommendation of staff
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1.Action: The appeal is hereby upheld and the use permit denied based on the
following findings.
Council specifies findings to be Used
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 6"of October, 1998.
Mayor Allen Settle
ATTEST:
City Clerk Lee Price
APPROVED:
City Attorney Jeffrey G.Jorgensen
Attachment 3
aty of sAn tuis OBISPO
APPEAL TO THE CITY COUNCIL
In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the
San Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of
a�ir+ i ti 5i v r rendered on Lo'e- dh 1 %�
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which consisted of the following (i.e., explain what you are appealing and the grounds
for submitting the appeal. Use additional sheets as needed.)
The undersigned discussed the decision being appealed with:
n ` r F f
Name/Department) (Date)
Appellant: (tel) �5 1'14
�fime/Title Mailing Address (& Zip Code)
Home Phone Work Phone
Representative: �u th �L
Name/Title Mailing Address (& Zip Code)
For Official Use Only:
Calendared for !0 Date & Time Received:
c: City Attorney
City Administrative Officer
Copy to the following department(s): RECEIVED
i4. ,las��5 . �Y_/SF17A.d11 SEP 0 8 1998
$LQ CI i Y CLERK
Original in City Clerk's Office
/- l3
APPEAL TO THE CITY COUNCIL
NUSSION GARDENS HOMEOWNERS ASSOCIATION
TO: CITY COUNCIL
FROM: MISSION GARDENS AOA
JUDY RAMP, PRESIDENT
SUBJECT: APPEAL OF PLANNING COMMISSION DECISION; MISSION
SCHOOL FIELD LIGHTING PROJECT; U 110-98
DATE: SEPTEMBER 8, 1998
Purpose of the Appeal
The Mission Gardens HOA submitted written testimony to the Community Development Dept
and the Planning Commission on August 19, 1998 regarding the proposed project. The HOA
also provided additional oral testimony at the Commission meeting of August 26, 1998. The
HOA provided comments on the following issues (see attachment 1 for complete text of the
comment letter):
► Noise
► Light and Glare
► Parking and Circulation
► Increase in the Intensity of the Use
As part of the testimony, the HOA stated our support for the school and booster clubs efforts
and we also indicated our support for the project. However, we had requested that the
Commission take several steps to adequately protect adjacent properties from the impacts of
the lighting project. The Commission failed to do this; therefore, we have appealed the
Commission's decision to your Council.
Grounds for the Appeal
Noise: The amount of noise generated by the night time activities were discussed only in
general terms. Cal Poly sports events were used as a model. These examples are not
compatible with the neighborhood around the school.
Light and Glare: No threshold for light was established by the Commission. The Mission
Gardens property is located immediately adjacent to the sportsfield.
Parking: The school states that a parking plan will be developed for football games.
However, the school does not have enough parking now; intensifying the use will add to the
non-conformity.
General Upkeep and Maintenance: The field is often in poor maintenance. Weeds, trash,
abandoned equipment often exist on the site. The Mission Gardens HOA will be spending
$70,000 this month for major improvement projects. The school, as a good neighbor, should
be willing to do its share to maintain the neighborhood.
Requested Actions
We request the Council to add the following conditions to the approval of the project.
1. A limit on the amount of light that can be generated by the lights at the property line
will be established. The footcandle figure will be described in lay terms with
examples of this amount of light.
2. After installation of the lights, adjustments will be made to the lighting system until
the footcandle limit is reached. If the limit cannot be reached, then the lights will be
removed.
3. Limit the use of amplification equipment. The use of amplifiers after 8:00 p.m. at the
latest, should be prohibited.
4. Develop a monitoring system for parking. The success or failure of the parking plan
must be measured.
5. Require a site maintenance plan be developed in implemented year round.
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August 19, 1998
John Shoals
City of San Luis Obispo
Community Development Dept.
990 Palm Street
San Luis Obispo,CA 93401
Dear Mr. Shoals:
RE: MISSION PREP SCHOOL SPORTS FIELD LIGHTING PROJECT
I am the President of the Mission Gardens Homeowners Association Board of Directors. The
Board has reviewed Mission Prep's proposal to install lights at the sports field on Nipomo and
Palm Streets. The Mission Gardens condominiums are located immediately adjacent to the
sportsfield to the northwest of the subject project. After a review of the proposal,the Board has
several concerns regarding this project including light and glare impacts,noise,parking and the
general increase in the intensity of use of the fields.
The HOA has been a good neighbor to the school and has cooperated when the school sought to
expand. The abandonment of Mill Street in 1992,at the school's request,is an example of that
cooperation. The HOA did not object to the abandonment,even though all we received was an
unusable area behind a fence that has become a maintenance headache.
The current lighting proposal raises several very basic issues that have not been addressed in the
application. After studying the proposal,we also question some of the assumptions used in the
application.
Light and Glare: We have read the material regarding the light installations. The supports are
approximately 70 feet high and are reported to spill little light past the field. There are several
places along the common property line for light to spill directly onto the condominium units
adjacent to the field. What provisions have been made to prevent light spillage? The
information contained in the manufacturer's brochure is not compelling.
Noise: You can hear the sounds of ball games through-out the property now. However,games
are generally over early,even in summer. Night time games and practices,when residents are
home and there is an increased expectation of peace and quiet,will have a far greater effect than
the current day time use.
Parking: The existing activities at the field require attendees to park along neighborhood streets.
At times,parking is full along Peach Street in front of the Mission Gardens property. Many of
these parking spaces in the neighborhood are used by residents at night. Night time sporting
events will cause parking conflicts with neighborhood residents.
Assumptions: The proposal states that the lights will be used approximately 55 nights per year.
IVW16
It appears that the field will be available to other sports organizations. If one factors in practices,
as described in the proposal,use by the school for football, soccer and baseball games and the
other possible users mentioned in the proposal, it appears that the field will be used much more
often than 55 nights per year.
The proposal also states that the intensity of the use of the field will not increase. The increase
of night time use when residents tend to be home,will substantially increase the perceived noise
and lighting impacts.
We would like to see this proposed project denied. However,we acknowledge and understand
the need for such facilities in the City. Therefore,if the Planning Commission should decide to
approve the application,we ask that the following stipulations, at a minimum,be imposed.
1. Prior to installation of the lights,light batteries be placed on the site to gauge the effect of
night-time lighting on the adjacent neighborhoods.
2. The landscape screening on the property line between Mission Gardens and the
sportsfield shall be reviewed by the school and the HOA. Gaps in the screening that may
allow light spillage will be planted with appropriate landscape material and maintained
by the applicant until well-established.
3. A curfew of 9:30 p.m. be implemented for all night time use of the site.
4. Establish a definite number of nights of use per year. If the school believes that 55 nights
per year is sufficient,then that would be acceptable. However,we believe that a more
realistic number is closer to 100 nights per year. If this is the case,then additional noise,
light and parking conditions should be imposed.
5. The overgrown walkway along Nipomo Street should be improved with a sidewalk to
offset the increase in intensity of the use. Also,the path located on the former Mill Street
right-of--way drains directly over the sidewalk at the comer of Peach and Nipomo Streets.
This drainage problem needs to be corrected as part of the intensification of the use.
As stated above,the HOA has been a good neighbor in the past and we understand the need for
the project. We ask that the school, in return,take steps to reduce the project's negative effects
for those who will receive no direct benefit of the project,but are being asked to bear the burden.
Please call me at 544-1749 if you have any questions.
Sincerely,
Judy Ramp
Mission Gardens Homeowners Association
/'/7
Attachment 4
SAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5233-98
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber, City Hall, 990 Palm Street, San Luis Obispo, California, on
August 26, 1998 pursuant to a proceeding instituted under application U and ER 110-98, Mission
Schools Booster Club, applicant.
INITIAL STUDY AND USE PERMIT REVIEWED:
U and ER 110-98: Review a request to install a lighting system at the Mission Prep High
School sports field for night activities and review of potential environmental impact of
the project.
DESCRIPTION:
On file in the office of Community Development Department, City Hall.
GENERAL LOCATION:
682 Palm Street
GENERAL PLAN LAND USE ELEMENT:
Medium-High Density Residential
PRESENT ZONING:
R-3, Medium-High Density Residential
WHEREAS, said Commission as a result of its inspections, investigations, and studies
made by itself, and in behalf of testimonies offered at said hearing has established existence of
the following circumstances:
Resolution No. 5233-98
ER and U 110-98
Page 2
I. The addition of lights to the athletic field will not harm the general health, safety and
welfare of people working or living in the vicinity because a Mitigated Negative
Declaration has been prepared and adopted which contains specific mitigation measures and
monitoring programs with the purpose of reducing the potential impacts of this project to
less than significant levels. Impacts areas included: neighborhood compatibility, noise,
parking, aesthetics (light and glare) and cultural resources. The applicant agreed to and
signed an ALzMtance of Mitigation Measures prior to final action by the City Planning
Commission.
2. The use, which is incidental to Mission College Prep High School, is consistent with the
General Plan which encourages schools to locate near employment centers and major public
facilities,and with the approval of this use permit is consistent with the Zoning Regulations
which allows schools in the R-3 zone.
3. The project,as conditioned, will be compatible with surrounding land uses because the light
system that will be installed has been specifically designed to reduce spill light and glare as
much as possible and the time and number of days when the lights may be used has been
limited so that the lights will not change the character of the neighborhood.
NOW, THEREFORE, BE IT RESOLVED that U and ER 110-98 be approved and subject to
the following conditions:
1. The lighting system shall be installed in substantial conformance with the sports field
lighting and power plan (dated June 8, 1998) reviewed and approved by the Planning
Commission. Any changes to the location or height of the light poles and fixtures shall be
approved by the Community Development Director.
2. All of the mitigation measures listed below and contained in Initial Environmental Study,
ER-19-98 shall be made conditions of approval.
a. The lights may be used for athletic events and ceremonies, extending beyond 7:30 p.m.,
for a maximum of 40 days per calendar year.
b. The lights shall not be operated later than 10:00 p.m. on any given night. This may
require events to end as much as 30-45 minutes earlier than 10:00 p.m. to allow fans and
participants to safely exit the premises. The lighting system may not be used more than
three(3) nights per week for events beyond 7:30 p.m.
c. The applicant shall create a parking plan which maximizes on-site parking and shows the
Palm Street Parking Garage, and surface level parking in the public parking lot on the
corner of Palm and Nipomo Streets, currently proposed for expansion. The parking plan
Resolution No. 5233-98
ER and U 110-98
Page 3
shall include language which indicates the school's preference for reserving on-street
parking for residents and people who have physical limitations which make close parking
a necessity. The parking plan will additionally include a method for "getting the word
out"to parents, visiting teams, and prospective fans. This parking plan shall be submitted
to the Community Development Department for approval prior to the first night event at
the facility.
d. The applicant shall provide an overall lighting site plan that demonstrates that spillover
lighting would not affect surrounding residential uses. The lighting plan should be
reduced in order to include locations of buildings, homes and streets within a 300 foot
radius around the subject property, as well as the location of all existing lighting
standards.
e. The lighting system shall be installed in substantial compliance with the lighting plan and
power plan analyzed in the environmental document. All plan modifications shall be
reviewed and approved by the Community Development Department.
f. An Archaeological Resources Inventory (ARI) shall be completed prior to issuance of a
building permit for the project (Phase I report). If excavations encounter significant
paleontological resources, archaeological resources or cultural materials, then
construction activities which may affect them shall cease until the extent of the resource
is determined and appropriate protective measures are approved by the Community
Development Director. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a qualified
archaeologist.
g. Prior to conducting an event, the noise levels generated by any public address system that
is installed shall be measured to determine if those levels are within acceptable City noise
standards. If acceptable noise levels will be exceeded, steps shall be taken to correct the
problem. This may include lowering the level of amplification, re-orienting the speakers
to focus the sound away from residences, or other sound attenuation measure.
3. To partially screen the light poles and lit sports field from public view along Mill Street, trees
and dense-growing shrubs shall be installed and maintained at the northeast comer of the
athletic field. The specific species of tree and shrubs as well as the planting location shall be
determined by the Community Development Director with input from the City Arborist.
4. Trees and dense high growing shrubs shall be installed and maintained, wherever there is a
"gap" in the existing landscaping. The type and location of trees and shrubs shall be
determined by the Community Development Director with input from the City Arborist.
��
Resolution No. 5233-98
ER and U 110-98
Page 4
The foregoing resolution was approved by the Planning Commission of the City of San Luis
Obispo upon the following roll call vote:
AYES: Commissioners Ashbaugh, Ewan,Jeffrey, Senn, Whittlesey
NOES: None
REFRAIN: None
ABSENT: Commissioner Marx and Ready
Arnold B. Jonas, Secretary
Planning Commission
MK\PC\5233-98
t/ ape �
Attachment 5
DRAFT
SAN LUIS OBISPO
PLANNING COMMISSION
MEETING MINUTES
AUGUST 26, 1998
CALL TO ORDER/PLEDGE OF ALLEGIANCE:
The San Luis Obispo Planning Commission was called to order at 6:25 p.m. on
Wednesday, August 26, 1998, in Council Chambers of City Hall, 990 Palm Street, San
Luis Obispo, California.
ROLL CALL:
Present: Commissioners John Ewan, Mary Whittlesey,David Jeffrey,John
Ashbaugh, and Chairman Charles Senn
Absent: Commissioners Jan Howell Marx and Paul Ready
Staff
Present: Development Review Manager Ron Whisenand, Recording Secretary
Leaha Magee, Associate Planners Peggy Mandeville and John Shoals,
Planning Technician Michael Codron, Natural Resource Manager Neil
Havlik, and Assistant City Attorney Gilbert Trujillo.
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
PUBLIC COMMENT ON NON-AGENDA ITEMS:
There were no public comments.
PUBLIC HEARINGS:
1. 682 Palm Street: U 110-98: Request to install a lighting system at the Mission Prep
High School sports field for night activities and review of potential environmental
impacts of the project; R-3-H Zone; Mission Schools Booster Club,applicant.
Draft Minutes
Planning Commission
August 26, 1998
Page 2
Associate Planner John Shoals and Planning Technician. Michael Codron presented the
staff report and recommended adopting the Mitigated Negative Declaration and
approving the use permit based on findings and subject to conditions.
Commissioner Jeffrey asked if there are specific hours of operation for Lot 14.
Planning Technician Michael Codron stated the permits run from 6:00 am. to 6:00 p.m.
During this period of time certain spaces would be reserved for permit holders. There are
other possibilities such as 24-hour permit parking or metered parking if parking becomes
a problem.
Chairman Senn asked for comment on the recommended surface archaeological study.
Associate Planner Shoals stated because of the archaeological sensitivity of the site, there
are prescribed measures that must be followed.
DeveloQment Review Manager Whisenand stated the mission area is an extremely
archaeologically sensitive site.
Commissioner Whittlesey asked if the lighting will have possible impacts on U.S.
Highway 101.
!'�3
Draft Minutes
Planning Commission
August 26, 1998
Page 3
Associate Planner John Shoals stated Caltrans has not provided input on this project.
Staff feels there will be minimal effects to 101.
There were no finther comments/questions and the public comment session was closed.
PUBLIC COMMENT:
Bob Bruington Mission Boosters president, stated their goal is to restore playing field
lighting. The field was previously lighted prior to 1968 but lights were removed because
of flood damage. He explained the importance of athletics and Fri. night sports to
students and noted the field is used for soccer, football, and baseball. Because of the
school's small size, it plays eight-man football with other smaller schools and large
crowds are not drawn to games. The city is short on playing fields. He reviewed
Attachment D and doesn't feels lighting will have a significant negative impact to the
surrounding neighborhood. He noted the positive community support. The city would
like to continue field use for youth baseball programs and would like the option of
lighting for 10 games that will end by 9:30. Field usage will not be expanded, only the
time will be changed.
Draft Minutes
Planning Commission
August 26, 1998
Page 4
Commissioner Whittlesev asked if there are others beyond Parks and Rec. that will use
the field.
Mr. Bruington replied yes, Babe Ruth baseball is using it now.
Commissioner Jeffrey asked if the field will be leased to anyone.
Mr. Bruin on replied no, there are no plans at this time.
Commissioner Jeffrey asked if bands are anticipated.
Mr. Bruineton stated Mission Prep doesn't have a band because they're so small.
Craig Carlson, lighting systems designer, stated he is extremely sensitive to problems
lighting can create. He described how spill and glare will be mitigated and how
lights/lighting is measured.
Commissioner Ewan asked if the lighting manufacturer is responsible for lighting
relocation/adjustments if there's a problem.
Mr. Carlson replied yes, it's in their contract.
/-25
Draft Minutes
Planning Commission
August 26, 1998
Page 5
Commissioner Whittlesev asked where this lighting system is presently used.
Mr. Carlson replied it's used by the S.F. Giants, Santa Clara University, and at Stanford.
The company has been in existence for many years.
James Caruso, 570 Peach St., Mission Gardens HOA rep., thanked staff for providing
project information and congratulated the Boosters for financing the project. He
understands the importance of this project to the school and community, but is very
concerned about lighting impacts. The HOA is not completely accepting of the
conditions as proposed. He requested the number of nights of use be reduced to 28 and
he raised a question on threshold of foot candles and placement. He noted there are
residential units within 50' of the field. He noted a parking problem along Palm and
Nipomo and requested amplification not be allowed except for commencement. He feels
night use is an intensification of use. He also asked that the walkway on Nipomo St. be
maintained.
Commissioner Ashbaueh asked for comment on parking.
Mr. Caruso doesn't believe the parking plan will work because people will continue to
park wherever they can. He would like the school to do a good job getting the word out
I wA 6
Draft Minutes
Planning Commission
August 26, 1998
Page 6
to people to park on school grounds or on the surface lot. Concerns will be greatly reduce
if the number of nights used are reduced.
Commissioner Whittlesey asked for comment on his request for no amplification.
Mr. Caruso requested absolutely no use of amplification at night with the exception of
commencements. Requirements need to be in place to govern nighttime activities.
Mary Pagel, 669 Palm, reviewed her letter included in the staff report as Attachment G,
noting the school has been responsive to all concerns. She understands concerns about
lighting/glare and noise and agrees with the suggestion of testing impacts. Mission
Prep's estimate is only 16 games will last past 9:00 p.m. Even with the additional
potential of 12 nights for general school use, she trusts that Mission Prep will resolve to
work out any problems. Her concerns lies with the potential of use by other city leagues
and related potential parking and noise issues. Mission Prep has been very good at
monitoring their activities to make sure there's compliance with neighborhood concerns
but this control is a concern with public use. The only neighborhood recourse to parking,
noise,or crowd issues is to call the police.
Commissioner Ewan asked if concerns would be better addressed by limiting nighttime
use to 8:30 p.m.
-a7
Draft Minutes
Planning Commission
August 26, 1998
Page 7
Ms. Pagel feels 100 nights/years is too great. She trusts Mission Prep's control, but
questions other users' control.
Bruce Frolichagen (inaudible), father of Mission Prep students, urged approval of the
project based on staff's recommendation. This project will shift Sat. games to Fri. nights
and that's all. He feels the parking will be made better than worse. He reviewed
Attachment D and feels noise shouldn't be a concern. He supports the kids and Fri. night
football games. Mission Prep is only requesting 28 games to 10:00 p.m. The rest of the
games will end by 6:00 p.m. or 7:00 p.m. He feels the request for no amplification makes
no sense. Field lighting will benefit the kids and is financed by the Boosters. He noted
spring use will not require lighting and practice games have no fans. He urged approval.
Mr. Bruington detailed Exhibit D. He doesn't feel Mission Gardens has a parking
problem as far as Mission Prep is concerned because they have their own parking
facilities on site. Speakers/amplification is currently used on and no complaints have be
raised.
Commissioner Ewan asked if there is one entrance to the parking lot.
Mr. Bruington replied yes.
1,01$
Draft Minutes
Planning Commission
- August 26, 1998
Page 8
Commissioner Whittlesey asked if would be better to limit the number of games per week
rather than per year.
Mr. BruinQton referred to Attachment D, noting field use is broken down into hours of
use.
Commissioner Whittlesey if concessions are sold at games.
Mr. Bruin on replied no, and noted there have been no complaints about trash.
Recycling bins are always in use.
Jay Cowitz, 740 Evans Rd., Mission Prep Athletic Dir., reviewed Attachment D and
described soccer and baseball use of the field.
Seeing no further speakers come forward,the public comment session was closed.
COMMISSION COMMENT:
Commissioner Jeffrey asked if the Commission could restrict use of an amplification
device.
Draft Minutes
Planning Commission
August 26, 1998
Page 9
Attorney Trujillo stated city code limits and establishes noise violations. The
Commission cannot add more restrictive condition than what is in place.
Commissioner Ashbaugh noted the noise mitigations on Page 11 are not included in the
conditions. He supports a reduction in the number of nights used.
Commissioner Whittlesey stated Sect. 19, Page 16-17 needs to be referenced in the
conditions.
After discussion of Attachment D, suggested condition amendments, and neighborhood
concerns. Commissioner Ashbaugh moved to adopt the Mitigated Negative Declaration
(ER-110-98) and avvrove the Use Permit (U-110-98)based on findings and conditions as
vresented with changes to include (1) the mitigation monitoring program on Page 16 of
the initial study. (2) Condition 2G regarding noise from Page 11 of the initial study. (3)
amending Condition 2A to read the lighting may be used for athletic events and
ceremonies extending beyond 7:30p.m. but no later than 10:00 p.m. for a maximum of
40 nights per calendar year as described in the project description, (4) amending
Condition 1 to include height as well as location, (5) amending Condition 2B to limit
lighting use to three nights ver week. (6) amending Condition 4 to include maintenance as
/-30
Draft Minutes
Planning Commission
August 26, 1998
Page 10
well as installation and (7) amending condition 2D to refer to a lighting site plan. The
motion was seconded by Commissioner Ewan.
Commissioner Whittlesey stated a letter from a homeowner noted the sidewalk along
Nipomo St. is nonexistent. She expressed safety concerns when the sidewalk is used at
night.
Development Review Manager Whisenand stated increased nighttime usage of the
sidewalk as a result of this project could trigger continuation of the sidewalk to city
standards at the cost to the applicant. Certain dollar amounts of improvements trigger
street frontage improvements.
Commissioner Ashbaugh stated street frontage improvement would be very expensive.
He suggested a decomposed granite (DG)pathway be used.
Commissioner Whittlesey raised a concern about drainage off the easement between
Mission Gardens and the field. This may need Public Works attention. She also raised a
questioned at the testing involved with added Condition 2G.
AYES: Commissioners Ashbaugh, Ewan, Whittlesey, Jeffrey, and Chairman Senn
NOES: None
j-31
Draft Minutes
Planning Commission
August 26, 1998
Page I 1
REFRAIN: None
The motion carried 5-0. Commissioners Ready and Marx were absent.
2. 11855 Los Osos Valley Road: ANNEX,R. PC, and ER 102-96: Consideration f a
recommendation to the City Council for annexation and prezone of the 222 a e
DeVaul Ranch site to allow for the subdivision and development of 35 res with 147
single family dwelling units and 106 multifamily dwelling units, three-acre park, 161
acres of land dedicated to the city as open space and 23acr reserved for open space.
Action on the project will require certification 7and
EIR. The property is located
at the southwest corner of Los Osos Valley RRoadonnaRoad adjacent to the
city limits of San Luis Obispo.
Associate Planner Mandeville pr ented the staff report and recommended:
A. A recommendati to the City council that the environmental impact report (EIR) be
certified as odified by the Cultural Heritage Committee (CHC) and outlined in the
staff port;
B. A recommendation to the City Council that the lower 38 acres of the site be prezoned
/�3�
Attachment 6
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM# 1
BY: John Shoals,Associate Planner:: S MEETING DATE:August 26, 1998
Michael Codron,Planning Technician
FROM:Ron Whisenand,Development Review Manager
FILE NUMBER:U 110-98
PROJECT ADDRESS: 682 Palm Street
SUBJECT: Use Permit request to allow lights to be installed on the existing sports field at Mission
College Prep High School.
RECOMMENDATION
Adopt the Mitigated Negative Declaration and approve the use permit, based on findings, and
subject to conditions.
BACKGROUND
Situation
The applicant,Mission College Prep High School Sports Booster Club (Mission Boosters),wants
to provide a lighted facility to improve the high school sports experience for their students. Friday
night football games are a tradition across the Country and according to the applicant, student
enthusiasm for night games at other schools was significantly higher than for home games at
Mission College Prep which presently take place on Saturday afternoons.
The sports field at Mission College Prep High School (Mission High School) is presently unlit.
The field is used for a variety of school activities including team sports,physical education classes,
and ceremonies such as homecoming and graduation. Mission Boosters is proposing to light the
field so that some of these activities can occur at night. There is also a possibility that the athletic
field would be used for City recreation use (i.e. youth baseball). Expanding the use of an athletic
field which is accessory to a school requires an Administrative Use Permit in the R-3 zone. The
Hearing Officer has referred this item to the Planning Commission because of the complexity of the
issues associated with the project.
Data Summary
Address: 682 Palm Street
Applicant/Representative:Mission Boosters/Bob Bruington
Property Owner: Catholic Church of SLO
Zoning: R-3
General Plan: Medium-High Density Residential
Environmental status: A Mitigated Negative Declaration was prepared on August 7, 1998.
Project action deadline: Negative Declaration: November 20, 1998;
Project Approval:January 20, 1999
l'33
U 110-98
682 Palm Street
Page 2
Site description
The existing sports field is located west of the main Mission High School buildings. The field
encompasses approximately 58,000 square feet and has frontage on Nipomo and Palm Streets.
The sports field, as well as the High School, is located in a predominately residential area. To
the south, across Palm,are apartment buildings and single family residences. To the west, across
Nipomo, are a condominium complex (Mission Villas), a single family residence and the Reis
Funeral Chapel. To the north, across an abandoned portion of Mill Street, is another
condominium complex (Mission Gardens Condominiums). Surrounding land uses and zoning is
shown on the vicinity map(Attachment"X').
The site is generally flat (less than 2% slope), and set five to six feet below Paha Street. The
Northwest corner of the site is about 175 feet from the top of bank of Brizzolara Creek, and is
located within the AO zone 100-year flood plain. This zone is typically subject to shallow
flooding with a depth of one to three feet.
Project Description
The project is a use permit application to expand the use of the existing sports field by installing
lights for nighttime activities at Mission College Prep High School.The lighting system consists of
seven poles ranging in height from 70 to 80 feet. The seven poles together incorporate a total of
approximately 40 lights (5 to 6 lights per pole). Attachment "B" is a diagram showing the
approximate location of the light poles and fixtures. Attachment"C" is an aerial photograph of the
site and the surrounding area. As shown on these two attachments,there will be two poles along
Palm Street,two poles along Nipomo Street,two poles on the north side of the field (adjacent to
Mission Garden Condominiums) and one pole on the west side of the field (near the outdoor
basketball courts).
Activities which may occur at night include school team sports games and school related events,
such as homecoming and graduation. The applicant has indicated that for their purposes the sports
field would be used for a maximum of 55 nights per year. A specific breakdown of the anticipated
hours of field use and estimated night time use is provided in a letter from Jay Cowitz, Athletic
Director of Mission High School (Attachment"D"). According Mr. Cowitz's memo, the athletic
field would have a night time use of 198 hours consisting of 90 hours for practice, 68 hours for
game use and 40 hours for general school use.
There is also a possibility that other local sports organizations would want to use the field at night.
In the past, the High School has allowed other organizations to use the facility and hopes to
continue this practice in offering a nighttime facility. One potential user would be the City Parks
and Recreation Department which would use the field for youth baseball leagues. According to the
Parks and Recreation Department,if the field is used for a City youth baseball league, the lights
�-3t�
U 110-98
682 Palm Street
Page 3
would be used a maximum of 50 nights over the May through July period. Based on these figures,
it is anticipated that demand for the sports field will be between 90 and 100 nights per year, with
the heaviest use occurring during football season (September to November) and baseball season
(May through July). It should, however, be noted that the City has not committed to using the
fields.
Environmental Review
On August 7, 1998,a Negative Declaration with mitigation measures(ER 110-98)was prepared for
the project and published in the Telegram Tribune. The ND addressed potentially significant,but
mitigable, impacts in the areas of: land use and planning, transportation and circulation, noise,
aesthetics(light and glare)and cultural resources. ER 110-98 is included as Attachment"E."
EVALUATION
In weighing the pros and cons of this project the Commission should consider the possible impacts
of the lights with respect to five major areas: consistency with the General Plan and the Zoning
Regulations, neighborhood compatibility,noise, parking and aesthetics (lighting). The impacts
associated with these issues are discussed in the following paragraphs. Where impacts are
identified,conditions are recommended to help insure neighborhood compatibility and compliance
with City ordinances. These mitigation measures and policies have been added as project
conditions. Potentially significant impacts are addressed in the Mitigated Negative Declaration
with mitigation measures and monitoring programs imposed to reduce the impacts to insignificant
levels.
General Plan Policy and Zoning Regulations
The project site carries a land use designation of Medium-High Density Residential(MHDR)and is
zoned R-3. The existing athletic field is an accessory use to Mission College Prep High School,
which is allowed in the R-3 zone district with a use permit. The General Plan provides for the
development or establishment of schools in areas designated MHDR, particularly those areas that
are "near employment centers and major public facilities" (Land Use Element Policy 2.4.7). The
site is adjacent to Downtown and thus consistent with this policy.
The project has the potential to be consistent with the Parks and Recreation Element of the General
Plan. This element indicates that there is a shortage of youth athletic fields in the City (General
Plan Digest, Parks and Recreation Element, Policy PR 2.1.1 and PR 11.1.1). If the City were to
enter into an agreement to use the field, a small portion of the demand for youth athletic fields
would be met. The Parks and Recreation Department presently collaborates with the San Luis
Unified School District for use of some of their facilities for City-sponsored athletic programs. In
addition, City policy calls for the expansion of joint use facilities for recreational purposes.
/�
U 110-98
682 Palm Street
Page 4
However,it should be noted that the City has not entered into any formal agreement to utilize the
athletic field at Mission High School.
Neighborhood Compatibility
The potential for conflicts between neighborhood residents and athletic field users will increase
with evening and night use of the field. Although the field is presently used for many of the same
activities proposed with this application, residents will be more sensitive to noise, parking
availability, and lighting at night. These impacts will probably be the greatest during football
season (September to November). Football will draw the largest crowds (estimated at 150-175
people, see attached memo from Jay Howitz, Mission College Prep Athletic Director) and will
require the greatest period of lighting because of shorter days in the Fall. Baseball season on the
other hand, occurs during Pacific Daylight Time and draws only 50-70 fans. The lights will be
necessary for a much shorter period of time,and the fans will generate less noise.
The major issue relating to neighborhood compatibility is the intensity of use of the field. As
previously discussed,it is anticipated that the lights would be used between 90 and 100 nights a
year,with a potential maximum usage of 50 nights from May to July(an average of four nights per
week). Neighbors have recently expressed that the Negative Declaration recommends a limitation
on the number of nights,but does not establish a maximum number of days per week.
For this reason, the Commission should address the issue of how many nights, if any, are
appropriate for events on the field, and the types of events that are appropriate. In addition to
sporting events and practices, the applicant has identified homecoming, graduation, pep rallies,
fund raisers and a carnival as possible uses for the field at night. City Code gives the Planning
Commission the authority to modify or limit activities, including the times and the types of
operations to ensure that the project is compatible with the existing neighborhoods.
For clarification,while the Planning Commission can establish conditions to limit activities and
operations, it cannot impose conditions that would restrict the use to a specific person or group
(Zoning Regulations,Section 17.58.050).
Noise
Pursuant to the Zoning Regulations, (Section 17.18.010), no use shall be established nor any
activity conducted which violates the standards of the Noise Ordinance. Thus, the activities that
occur on the field must comply with City noise level standards. With the exception of the Ries
Funeral Chapel, the properties surrounding the sports field are developed with residential uses,
which are considered to be noise-sensitive uses.
The City Noise Ordinance establishes an exterior noise level of 55 dB,Lmax for day time noise and
50 dB,Lmax for night time noise. A use is in violation of the Noise Ordinance when these levels
U 110-98
682 Palm Street
Page 5
are exceeded more than 30 minutes in any hour. The City of San Luis Obispo Noise Ordinance is
actively enforced by the Police Department and is thus a valid means for controlling noise on the
site and insuring that noise levels are below nuisance limits.
Failure to comply with these standards would result in the issuance of a citation by the City Police
Department Therefore, activities on the field will be required to comply with the City Noise
Ordinance at all times. The Negative Declaration recommends two mitigation measures to reduce
potential noise impacts. First,the lights are required to be turned off by 10:00 PM on nights when
the field is in use. This time was chosen because noise limits in the Ordinance become more
restrictive at 10:00 p.m. due to increased levels of noise-sensitivity. Second,when a public address
system is used,the event sponsor will be required to take readings with a noise meter prior to the
event to insure compliance with the Noise Ordinance.
Parking
On-street parking availability for residents may be impacted during certain events. Parking is
presently available on-site for 65 cars. Using the athletic field category in the City's Parking
Requirements(Zoning Regulations 17.16.060,Table 6),the athletic field has a parking requirement
of 116 spaces,and 65 onsite spaces is provided.Although this specific requirement does not apply
to schools, it was determined to be the category which best reflects the project's parking intensity
during these night time events. Based on the parking calculations, the there is a clear potential for
parking problems during larger events such as football games and graduation. To reduce this
potential,the ND recommends that the applicant be required to prepare a parking plan which both
maximizes the availability of on-site parking and identifies available public parking in the Palm
Street Parking Garage and City Parking Lot#14. This parking lot is located immediately south of
the field,across Palm Street,and has a parking capacity of 49 spaces with future expansion plans to
provide another 30 to 40 spaces. The City's Parking Manager,Keith Opalewski,has indicated that
certain spaces in the lot may be reserved for permit holders, even after 6:00 p.m. The plan must
also include a method for informing fans of the parking options available. Additional discussion on
parking is contained in the ND.
Aesthetics(Lighting)
The lighting system proposed by the applicant is the Qualite Pro-Series 45V. According to the
applicant's electrical consultant,this system is designed to significantly reduce glare and spill light
by using a combination of increased pole height and visors to position the light directly onto the
field and to hide the light source to reduce glare. This systems is considered to be much more
efficient than conventional systems which are installed at Sinsheimer Sports Complex and Santa
Rosa Parks. Even with these features,residents adjacent to the field will have light cast on their
property and residents in the immediate area will most likely experience glare.
/-37
U 110-98
682 Palm Street
Page 6
A photometric survey,included with the applicant's proposal,shows lighting levels within 120 feet
of the perimeter of the field. Light sensitive residences along Palm Street and Nipomo Street and
the adjacent condominiums(Mission Garden) should expect lighting levels between .5 and 1.89
footcandles when the lights are on. For comparison, a full moon generates approximately .5
footcandles. It should be noted that these measurements are for initial footcandles. According to
the electrical consultant,the brightness of the light will likely diminish up to 30% with continued
use of the lights because of dirt buildup on the lenses and decreasing capacity of bulbs. However,
this does not account for the installation of new bulbs or how often bulbs would be changed.
Mitigation recommendedto reduce aesthetic impacts is that the lights are installed properly and that
spill light and glare are minimized to the greatest extent possible. In addition,a limitation on the
number of days the lights may be used and a requirement that the lights to be turned off by 10:00
p.m.will further reduce the aesthetic impacts of the lights. Refer to discussion under neighborhood
compatibility.
Although spill light will only impact residences in the immediate vicinity,the light fixtures will be
visible from certain elevated points in the City. These areas include the west side of Terrace Hill,
the south-east side of Cerro San Luis including a portion of Hill Street,and a portion of Mill Street
In most cases,a direct view of the lights is limited because of a variety of tall trees surrounding the
site and the tall Mission College Prep High School buildings. In addition,the field is at one of the
lower elevations in the Downtown area,reducing the relative height and visibility of the poles.
However, there is a direct view to the athletic field from portions of Mill Street, between Broad
Street and Monro Street This segment of Mill Street is elevated above the athletic field and has a
direct view of the field. As such,residential uses located in the area as well as drivers and walkers
will have an unobstructed view to the lights and scoreboard. As shown on the lighting plan
(Attachment"B"), two light poles (10-12 lights) would be installed at the north side of the field.
These lights will be visible and need to be screened to ensure that the use will continue to be
compatible with the surrounding residential uses. The following measure is recommended as a
condition of approval for the proposed project.
1. To partially screen the light poles and lit sports field from public view along Mill Street,
trees and dense-growing shrubs shall be installed at northeast comer of the athletic field.
The specific species of tree and shrubs as well as the location shall be determined by the
Community Development Director with input from the City Arborist.
Although the site is surrounded with trees and shrubs,there are areas in which vegetation is sparse
resulting in the residents along Palm Street,Nipomo Street and Mission Garden Condominiums to
have a direct view of the field, and to be susceptible to light impacts. To reduce this potential
lighting impact,the following measure is recommended as a condition of approval for the project
/-3$
U 110-98
682 Palm Street
Page 7
2. Trees and dense high growing shrubs shall be installed,where there is a "gap" in the
existing landscaping. The type and location of trees and shrubs shall be determined by
the Community Development Director with input from the City Arborist
Cultural Resources
In addition to the areas discussed above, this project may impact cultural resources. Specifically,
the site is identified on the City's Burial Sensitivity Map as having scattered burial grounds within
'/< mile of the Mission. In addition, the site may have hosted Chumash use before European
settlement because of its proximity to Brizzolara Creek. Depending on the depth of the light pole
footings and the trenches for the electrical wiring system,there is a slight possibility of unearthing
remains during excavation. Two mitigation measures are proposed to reduce these potential
impacts to insignificant levels. The first mitigation measure requires a Phase I Archeological
Resources Inventory be prepared and submitted to the Community Development Director. The
second mitigation measure requires a Native American monitor to be present if Native American
artifacts are encountered during excavation. These mitigation measures are prescribed by the City's
Archeological Resource Preservation Guidelines.
OTHER DEPARTMENT COMMENTS
Public Works:
The City's Traffic Engineer has reviewed the proposed plans and concludes that surrounding area
streets can adequately accommodate the anticipated vehicle trips that the project will generate. The
City's Parking Manager, Keith Opalewski, has indicated that plans for managing parking in Lot
#14,adjacent to the field,have not been completed. He has indicated however that certain spaces
in the lot may be reserved for permit holders,even after 6:00 p.m. The applicant should contact the
Parking Manager prior to completing the required parking plan to find out about any parking
restrictions at Lot#14,which may affect their final plan.
ALTERNATIVES
1. The Planning Commission could approve Mitigated Negative Declaration (ER 110-98)
and Use Permit application(U 110-98) with modified findings, conditions and mitigation
measures. The recommended mitigation measures are intended to reduce potentially
significant or adverse impacts to a level of insignificance. If the Commission removes a
measure, it should be replaced with one that equally mitigates the identified impact.
2. The Planning Commission could continue action with specific direction to the applicants
and staff; or
3. The Planning Commission could deny the project.
U 110-98
682 Palm Street
Page 8
RECOMMENDATION
Adopt the Mitigated Negative Declaration (ER-110-98) and approve the use permit (U-110-98),
based on findings and subject to conditions.
Findings:
1. The addition of lights to the athletic field will not harm the general health,safety and welfare of
people working or living in the vicinity because a Mitigated Negative Declaration has been
prepared and adopted which contains specific mitigation measures and monitoring programs
with the purpose of reducing the potential impacts of this project to less than significant levels.
Impacts areas included:neighborhood compatibility,noise,parking,aesthetics(light and glare)
and cultural resources. The applicant agreed to and signed an Acceptance of Mitigation
Measures prior to final action by the City Planning Commission.
2. The use, which is incidental to Mission College Prep High School, is consistent with the
General Plan which encourages schools to locate near employment centers and major public
facilities, and with the approval of this use permit is consistent with the Zoning Regulations
which allows schools in the R-3 zone.
3. The project, as conditioned, will be compatible with surrounding land uses because the light
system that will be installed has been specifically designed to reduce spill light and glare as
much as possible and the time and number of days when the lights may be used has been
limited so that the lights will not change the character of the neighborhood.
Conditions:
1. The lighting system shall be installed in substantial conformance with the sports field
lighting and power plan (dated June 8, 1998) reviewed and approved by the Planning
Commission. Any changes to the location of the light poles and fixtures shall be approved
by the Community Development Director.
2. All of the mitigation measures listed below and contained in Initial Environmental Study,
ER-19-98 shall be made conditions of approval.
a. The lights may be used for night games and ceremonies as described in the project
description for a maximum of 90 to 100 nights per year.
b. The lights may not be operated later than 10:00 p.m. on any given night. This may
require events to end as much as 30-45 minutes earlier than 10:00 p.m. to allow fans and
participants to safely exit the premises.
�- yo
U 110-98
682 Palm Street
Page 9
c. The applicant shall create a parking plan which maximizes on-site parking and shows the
Palm Street Parking Garage, and surface level parking in the public parking lot on the
comer of Palm and Nipomo Streets, currently proposed for expansion. The parking plan
shall include language which indicates the school's preference for reserving on-street
parking for residents and people who have physical limitations which make close parking
a necessity. The parking plan will additionally include a method for "getting the word
out"to parents, visiting teams,and prospective fans. This parking plan shall be submitted
to the Community Development Department for approval prior to the first night event at
the facility.
d. The applicant shall provide an overall lighting site plan that demonstrates that spillover
lighting would not affect surrounding residential uses. The lighting plan should be
reduced in order to include locations of buildings, homes and streets within a 300 foot
radius around the subject property, as well as the location of all existing lighting
standards.
e. The lighting system shall be installed in substantial compliance with the lighting plan and
power plan analyzed in the environmental document. All plan modifications shall be
reviewed and approved by the Community Development Department.
f An Archaeological Resources Inventory (ARI) shall be completed prior to issuance of a
building permit for the project (Phase I report). If excavations encounter significant
paleontological resources, archaeological resources or cultural materials, then
construction activities which may affect them shall cease until the extent of the resource
is determined and appropriate protective measures are approved by the Community
Development Director. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a qualified
archaeologist.
g. Prior to conducting an event, the noise levels generated by any public address system that
is installed shall be measured to determine if those levels are within acceptable City noise
standards. If acceptable noise levels will be exceeded, steps shall be taken to correct the
problem. This may include lowering the level of amplification, re-orienting the speakers
to focus the sound away from residences, or other sound attenuation measure.
3. To partially screen the light poles and lit sports field from public view along Mill Street,
trees and dense-growing shrubs shall be installed and maintained at the northeast comer of
the athletic field. The specific species of tree and shrubs as well as the planting location
shall be determined by the Community Development Director with input from the City
Arborist
U 110-98
682 Palm Street
Page 10
4. Trees and dense high growing shrubs shall be installed and maintained,wherever there is a
"gap" in the existing landscaping. The type and location of trees and shrubs shall be
determined by the Community Development Director with input from the City Arborist.
PLANNING COMMISSION DISCUSSION
The following outline is provided to assist the Commission in organizing project discussion
leading to a final decision on the project. Planning Commission should focus on the following
areas:
I. Mitigated Negative Declaration, ER-110-98
a. Findings(Agree,Disagree or Modify)
b. Recommended Mitigation Measures (Agree, Disagree or Modify)
c. Final Action(Adopt or Reject)
II. Use Permit Application, U-110-98
Expansion of School Use with Installation of a lighting system at athletic field.
a. Hours of Operation(Agree,Disagree or Modify)
1. Limitation on Days (Year or Week)
2. Restrictions on Hours of Night Time Use (10 p.m. or earlier)
b. Types of Activities
1. School Use (Sports Events and other Ceremonies)
2. Use by Others(City or other local organization)
• Youth Baseball (Limitation on Days and or Hours). Under City Code,
Planning Commission can modify or limit activities, but conditions may NOT
be imposed to restrict the use to a specific person or group.
c. Alternatives
d. Staff Recommendation(Agree, Disagree or Modify)
Attachments:
Attachment"A"- Vicinity Map
Attachment`B"- Sports Field Lighting and Power Plan
Attachment"C"-Aerial Photograph of Site and Surrounding Area
Attachment"D"- Memo on Night Time Field Use,Jay Cowitz,Athletic Director Mission High
Attachment"E"-Mitigated Negative Declaration, ER-110-98
Attachment"F"-Mission Gardens Homeowner's Association Letter,
Judy Ramp,August 19, 1998
Attachment"G"- Letter from Mary Pagel dated August 19, 1998
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VICINITY MAP 682_PALM
U 110-98
Attachment "A"
Vicinity Map
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A. Ament "D"
\lksion College Preparaon-Catholic I lith Sdiml
ON2 Palm Street
tion Luis Ohispn, CA 93401-35 IS
"9lakirW a Difference"
Memo: To San Luis Obispo City Planning Department
From : Jay Cowitz, Athletic Director; Mission College Preparatory High School
Regarding: Night time field use on Mission Field
Fall Use: August 24 to November 17
45 afternoons for 4:00pm to 6:30pm practices ( practices to occur on Mon., Tues. ,
6 Friday night game dates ( time 4:00pm to 9:45 pm)
Attendance estimate: 175
Winter Use: November 18 to February 15
25 afternoons for 3:30pm to 6:OOpm practices (practices occur on Mon., Wed.,
12 afternoon game dates ( time 4:OOpm to 6:45pm; games could fall on any weel
Attendance estimate: 50
Spring Use: Februaryl8 to May 20
25 afternoons for3.30pm to 7:30pm practices ( Days TBA)
10 evening game dates ( time 6:OOpm to 9:30pm; games could fall on any week(
Attendance estimate: 70
General School Use: 12 nights ( Time and Days TBA)
Approximate practice hours in darkness= 90 hours
Approximate Game use hours= 68 hours
Approximate School use time= 40 hours
Telephone. (805) 5.13-2131 (805) 543-4359 F,-mail: missionprepi@eonnectinc.com .
/- ye
Attachment "E"
� I�IIIJ�
�
city of sAn tuis OBISPO
deffimmunift. "'III
I1�Ia1IIII1 �l
990 Palm Street, San Luis Obispo, CA 93401-3249
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Mission College Prep High School Sports Field Lighting Project
2. Lead Agency Name and Address:
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
3. Contact Person and Phone Number:
John Shoals, Associate Planner
(805) 781-7166
4. Project Location:
682 Palm Street
5. Project Sponsor's Name and Address:
Mission College Prep Sports Booster Club
6. General Plan Designation:
Medium-High Density Residential
7. Zoning:
R-3 (Medium-High Density Residential)
8. Description of the Project: (Describe the whole action involved, including but
not limited to later phases of the project, and any secondary, support, or off-
site features necessary for its implementation.)
/O The city of san Luis Obispo is committed to include the disabled in all of its services, programs and activities.
V Telecommunications Device for the Deaf(805) 781-7410.
The installation of a lighting system at the Mission College Prep High sports
field to allow for night time activities at the school. Those activities would
include: school-related sporting events and ceremonies with the possibility of
use by other local sports organizations. The lighting system consists of seven
poles ranging from seventy feet to eighty feet tall, incorporating a total of
approximately 40 lights.
9. Project Entitlements Requested:
The applicant has.applied for a use permit and environmental review of plans.
10. Surrounding Land Uses and Settings:
The existing sports field is located in a residential neighborhood and is just
west of the main Mission College Prep High School buildings. The field
encompasses approximately 58,000 square feet and has frontage on Nipomo
and Palm Streets. To the south, across Palm, are apartment buildings and
single family residences. To the west, across Nipomo, are a condominium
complex, a single family residence and the Reis Funeral Chapel. To the
north, across an abandoned portion of. Mill Street, is another condominium
complex.
The site is generally flat (less than 2% slope), and set five to six feet below
Palm Street. The Northwest corner of the site is about 175 feet from the top
of bank of Brizzolara Creek, and is located within the AO zone 100-year flood
plane. This zone is typically subject to shallow flooding with a depth of one
to three feet.
11. Other public agencies whose approval is required (e.g. permits, financing
approval, or participation agreement):
None.
2 ,•�$
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
X Land Use and Planning Biological Resources X Aesthetics
Population and Housing Energy and Mineral Cultural Resources
Resources
Geological Problems Hazards Recreation
Water X Noise Mandatory Findings
of Significance
Air Quality Public Services
nN
X Transportation and Utilities and Service
Circulation Systems
There is no evidence before the Department that the project will have any potential adverse effects
' ^u' on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project
qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees.
The project has potential to impact fish and wildlife resources and shall be subject to the payment
of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code.
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, they
will not be a significant effect in this case because the mitigation measures described on an X
attached sheets have been added to the project. A MITIGATED NEGATIVE DECLARATION will be
prepared.
I find that the proposed project May have a significant effect on the environment, and a
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at leas
one effect (1) has been adequately analyzed in an earlier document pursuant to applicable lega
standards, and (2) has been addressed by mitigation measures based on the earlier analysis a
described on attached sheets, if the effect is a"Potentially Significant Impact or is "Potentially
Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must
3 �� !
analyze only the effects that remain to be addressed
I find that although the proposed project could have a significant effect on the environment, ther
WILL NOT be a significant effect in this case because all potentially significant effects (1) have
been analyzed in an earlier EIR pursuant to applicable standards and (2) have been avoided o
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed
upon the proposed project.
August 7, 1998
Si natu Date
Ronald Whisenarid, Development Review Manager Arnold Jonas, Community Development Dir.
Printed Name For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the analysis in each section. A"No
Impact' answer is adequately supported if the referenced information sources show that the impact
simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture
zone). A "No Impact' answer should be explained where it is based on project-specific factors as
well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on
a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Significant Impact" entries when the determination
is made, an EIR is required.
4. "Potentially Significant Unless Mitigation Incorporated' applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impact" to a 'Less than Significant
Impact." The lead agency must describe the mitigation measures, and briefly explain how they
reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier
Analysis," may be cross-referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3)
(D). Earlier analyses are discussed in Section 17 at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated. A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
4 ��5�
Issues and Supporting Information Sources sources Potent. Potentially Less Than No
ER 110-98 Mission School Sports Lighting Project signif Significant Significant Impaa
Lssves Unless impad
mitigation
Incorporated
1. LAND USE AND PLANNING Would the proposal:
i I
a) Conflict with generalplan designation or zoning? 1,2,3 X
b); Conflict with applicable environmental (plans or'poLaes X
.i .. Imo' 4 i
adopted by agencies with junsdictron;overli'.,e,pro�ect?
0 ;-:Be, incompattble,with existing land use to the��rtctntty? 2 X
d) Affect agricultural resources &. operatl6ii (e g impact:
:to,soils or.farmlands, or impacts from iii mpatib)e land X
uses? . 'I
0I
.%eF, Disrupt or divide: the physical :arrange11 1 ment of an;
established community. (includmgT a low mcome or: X
minority community)?..d
General Plan and Zoning Consistency:
The site is the existing sports field at Mission College Prep High School at 682 Palm Street. The General
Plan designation for the site is Medium Density Residential (MDR) which corresponds to the site's R-3 zoning
designation. Since schools are conditionally allowed uses in the R-3 zone, the project will not conflict wit
zoning. In addition, the Parks and Recreation Element of the General Plan lists youth athletic fields as
resource deficiency in the City. Based on conversations with the City Parks and Recreation Department,
there is possibility that the sports field would be used for youth baseball. Based on these reasons, the
project will not conflict with the City General Plan and City Zoning Regulations.
Land Use Compatibility:
The project does, however, have the potential to become incompatible with the existing neighboring Ian
uses which includes single family residences, condominiums and apartment complexes. Currently, sports
events and ceremonies occur during daytime hours when residents are either at work or school. Installatio
of lights will allow some of these activities to occur at night. This change in the times of use of the facility
could result in a conflict between the users of the athletic field and the residents.
It is anticipated that the sports field will be used between 90 and 100 nights per year, with the heavies
usage during football season (September to November) and baseball season (May through July). Th
applicant estimates that Mission Prep High School will use the lights about 55 nights a year. According t
the City's Parks and Recreation Department, if the high school field was used for City youth baseball, the
lights would be used a maximum of 50 nights over a three month (an average of about 4 nights per week).
To minimize conflicts, the number of nights per year that the lights may be used for night activities and the
hours for which they are used should be limited. For additional discussion of land use compatibility, se
sections on noise, light and glare.
Mitigation:
To decrease the potential for conflicts between residents of the neighborhood and users of the athletic field
the following limitations shall be placed on the operation of the lights for night activities on the field:
1. The lights shall be used for night games and ceremonies as described in the project description for
maximum of 100 nights per year.
2. The lights shall not be operated later than 10:00 p.m. on any given night. This may require event
to end as much as 30-45 minutes earlier than 10:00 p.m. to allow fans and participants to safely
exit the premises.
s �-s�
Issues and Supporting Information Sources Somom Potent. Potentially LA=Than No
ER 110-98 Mission School Sports Lighting Project Signif. Significant Significant Impact
Issues unless Impact
mitigation
Incorporated
Conclusion: Potentially significant unless mitigation incorporated.
p p -
2 POPULATION;AND:.HOU$ING Would the.; .ro osal
a) Cumulatively exceed official regional or�local population'
- la a ti X
projections?
-10),'r;Induce substantial growth nn an area either directiy or X
�ndirectly,(e g 'through projects in an undeveloped, area.
or major infrastructure?
c) Displace existing housing, especially affordable X
housmg?
The project relates to lighting an existing sports field and will not have an effect on housing supply o
growth.
Conclusion: No Impact
3...-_-,.GEOLOGIC PROBLEIVIS�Would the proposal result m or expose people to potential impacts
mvolvin
,
g• I I
I
a) "Fault rupture?. X
b) ISe'ismic ground shaking? 4 X
,c):` $ei mit.ground failure;including liquefaction? X
d).`":$eiche;.tsunami, or volcanic hazard?':::`' X
e);i-Landslides or mudflows? 5 X
f) Eiosion, changes in topography.-or unstable soil X
conditions from excavation, grading, or fill?
—Subsidence of the land? X
h) ;.Expansive soils? X
7`:;:::Unique geologic or physical features? : . X
There are no known fault lines on site or in the immediate vicinity. However, the City of San Luis Obispo i
in Seismic Zone 4, a seismically active region of California and strong ground shaking should be expecte
during a large seismic event. Since fields and open spaces are generally the safest places to be during these
events, the project will not expose people to geologic hazards.
The site lies in an area identified by the Seismic Safety Element of the General Plan as being in the"F",
Franciscan Formation, zone which has a high landslide risk. As defined in the Seismic Safety Element, "the
Franciscan Formation is composed of incompetent material of complex structure". Since this site is flat an
is developed only with a sports field, the risk of landslides is minimal.
Conclusion: Less than significant
4. WATER. Would the proposal result in: .
a) Changes in absorption rates, drainage patterns, or the X
rate and amount of surface runoff?
b) Exposure of people or property to water related hazards 6 X
such as flooding?
c) Discharge into surface waters or other alteration of X
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
6 �'J
Issues and Supporting Information Sources Son= Potent. Potcntially I.essThan No
ER 110-98 Mission School Sports Lighting Project Signif. Significant significant Impact
Lssucs Unless Impact
mitigation
Incorporated
d) Changes in the.arnount of_surface water to any water X
e) Changes in currents, or the course or dtrectionlof 1water X
-
f) Change m;thequantity�of ground waters, either through. X
direct additions or withdrawals, or through'tnterceptton
)t .I. i.
of an aquifer by cuts or excavations or through
substantial loss of,groundwater recharge capatitltty?
g) Altered direction or-'r'ate-;of`flow of.groundwater? X
,h} Impacts to'groundwater quahty? X
t) Substarttial reduction to the amount of,groundwater X
r.-. A Jl..J i _. ..-
titherwtse;:available}for,pubhc water suppljes?
Flooding Impacts: According to the Flood Insurance Rate Map (FIRM), a portion of the site is designated a
Flood Zone AO, which is an area of 100-year shallow flooding, where depths are between one (1) and three
(3) feet. Although a portion of the site is susceptible to low level flooding, the project would not expos
people to flood hazards as the sports field would not be used during the rainy season when flooding is mos
likely to occur. Therefore, flood hazard impacts are considered to be less than significant.
Conclusion: Less than significant
Groundwater Impacts: The proposed project involves installing a lighting system for an existing sports field
and does not involve the construction of new buildings or pavement which would affect drainage pattern
and absorption rates. Therefore, no impacts on groundwater resources are expected to occur as a result o
the project.
Conclusion: No impacts
5.1 AIR`QUALIIY...Would the.proposal:
;a) Violate any air quality uali, ..Y standard de.contribute'to an,
existing or projected air quality violattanaComphance. 7 X
:-.-with:APCD Environmental:Gutdelines)?
b) Expose sensitive receptors to pollutants X
c) Alter air movement, moisture, or.•temperature, or;cause X
any cfiange to dimate� -'
d) Create objectionable odors? - X
Short-term Impacts:
During project construction, there will be increased levels of fugitive dust associated with installing the light
poles and fixtures, as well as construction emissions associated with heavy duty construction equipment.
Compliance with the dust management practices contained in Municipal Code Section 15.04.040 X. (Sec.
7004 (b)) will adequately mitigate short-term impacts. No further mitigation is necessary.
Long-term Impacts:
San Luis Obispo County is a non-attainment area for the State ozone and PM,o (fine particulate matter 10
microns or less in diameter) air quality standards. State law requires that emissions of non-attainment
pollutants and their precursors be reduced by at least 5% per year until the standards are attained. The
1995 Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution
Control District (APCD) to meet that requirement. The CAP is a comprehensive planning document desiggnneed
7
dwW
Issues and Supporting Information Sources Sources Potent Potentially Les;Than No
ER 110-98 Mission School Sports Lighting Project Signif. Significant Significant Impact
Issum Unless Impact
mitigation
Incorporated
to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use.
Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan.
The project size is below thresholds contained in the APCD's'CEQA Air Quality Handbook' for generating
significant amounts of emissions. Therefore, the project will not result in a significant impact on long-term
air quality.
Conclusion: Short-term impacts will be less than significant with implementation of standard dust control
measures. There are no long-term air quality impacts associated with the project.
6::IRANSPORTATLON/CIRCULATION.. Wou1d.'the proposal.
a) 'Increased vehicle trjps or traffic congestion? X
b) Hoards to safety from design features (e g sharp X
curves or dangerous mterseotionsl'or mcompa,,ible.uses',
(eg farm_equipment))? _
c) lriadequate emergency access or:access to-nearby': X
uses?
d) Insufficient parking capacity on-site or off sites X
e) ._:Hazards or barriers for pedestrians or bicyclists X
,f) Conflicts with adopted policies supporting alternative X
;transportation (e.g. bus turnouts;'"tiicycle.:racks).?.
g) Rail, waterborne or:air traffic impacts (e g 'compatibility X
vvith San'.Luis Obispo`C6. Airport Land Use Plan)?
Traffic and Circulation:
The City's Traffic Engineer has reviewed the proposed plans and concludes that surrounding area streets ca
adequately accommodate the anticipated vehicle trips that the project will generate. The site is alread
developed with an athletic field and the difference in the demand generated by the existing and propose
uses will be minimal. Although vehicle trips may increase slightly, the hours of use of the lighted facility
would be off-peak and would not coincide with daily commuter traffic.
Parking:
The Mission High School sports field is about 58,000 square feet in size with a parking requirement of 11
onsite spaces based on City parking standards of one (1) space per 500 square feet. The school present)
has about 65 onsite parking spaces, with additional on-street parking along Nipomo, Palm and Broad Streets
It should, however, be noted that on-street parking is not usually counted as part of a project's parkin
requirement. Based on these figures, the school has insufficient onsite parking for larger sporting event
such as football (up to 150+ attendees, not including participants).
Over the past several years, this parking situation has worked for the school because many of these
activities occurred during the day while neighborhood residents and parents were either in school or at work
By changing the hours of these activities to night time hours (7 p.m. to 10 p.m.), two things would occur.
First, parents that would not otherwise be able to participate will now be able to attend, which will general
a need for additional parking. Second, neighborhood residents will be home and parked on the street. Th
primary concern is that there will be parking conflicts between the users of the athletic fields and the
neighborhood residents.
To reduce parking impacts to a level of insignificance, the project-sponsor and the school can either provid
additional onsite parking or secure off-site parking at a different location. The off-site parking alternative i
8 / - s�
Issues and Supporting Information Sources Sources Potent. Potentially Less Tban No
ER 110-98 Mission School Sports Lighting Project Signif significant significant Impact
Issues Unless Impact
- mitigation
Incorporated
feasible as there are sufficient off-street public parking facilities in the immediate vicinity. Those facilities
would include the Palm Street Parking Garage and the surface lot at the corner.of Palm and Osos Streets
The operators of these parking facilities have indicated that parking would be available after 6:30 p.m.
Although fans and participants are not prohibited from parking on the streets around the field, it is importan
that they are made aware of alternatives that have less of an impact on the neighborhood residents. Th
following mitigation measure is recommended to mitigate this impact to a level of insignificance.
Mitigation:
The applicant shall create a parking plan which maximizes on-site parking and identifies off-site parking lot
including the Palm Street Parking Garage and the surface level parking in the public lot on the comer of PaIrT
and Nipomo Streets, currently proposed for expansion. The parking plan shall include language whit.
indicates the school's preference for reserving on-street parking for residents and people who have physics
limitations which make close parking a necessity. The parking plan will additionally include a method fo
'getting the word out' to parents, visiting teams, and prospective fans. This parking plan shall be submitted
to the Community Development Department for approval prior to the first night event at the facility.
Conclusion: Less than significant with proper mitigation
7. BIOLOGICAL RESOURCES. Would.the.proposal.affect.
a) ._Endangered, threatened or'rare.splecies or their habifats.
_(including but not limited to plants; fish, insects, 8 X
'animals or:birds)?
b). --Locally heritagetr
designated species (e.g.
ees)? X,. ;.
6). -Locally.designated natural communities(e.g.oak forest, X
coastal habitat, etc.)?
d) Wetland habitat (e.g. marsh,-riparian and.vemal pool? X
e) Wildlife.dispersal or migration corridors? ;:;,_ . X
The City's Informational Map Atlas indicates there are no sensitive plant or animal species on the site. N
significant vegetation will be removed to accommodate development.
Conclusion: No impact
B. ENERGY.AND MINERAL.RESOURCES. .Would the proposal:
a) Conflict with adopted energy conservation plans? X
b) Use non-renewable resources in a wasteful and X
- inefficient manner?
c) Result in the loss of availability of a known mineral
resource that would be of future value to the region .. X
and the residents of the State?
The proposed project's type and scale do not depend on the use of large amounts of energy. There are n
known mineral resources that will be adversely impacted by the proposed project.
Conclusion: No impact
9: HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous X
substances (including, but not limited to: oil, pesticides.,
chemicals or radiation)?
9 ,�
Issues and Supporting Information Sources sources Potent Potentially Ws Dian No
ER 110-98 Mission School Sports Lighting Project SigniL Significant Significant Impact
kssaes unless Impact
mitigation
Incorporated
b) Possible interference with.an emergency response plan X
�br emergency evacuation plan? r ;
c) The creation of any:health:hazard or potential health
hazard? ; X
d) Exposure of people to existing'sources'of potential " X
1 1jE 9 ... r it p�Jl -
health hazards?
eft Increased fire hazard m beeidcwrth filammable brush; 5 X
.�r"ass or-,trees
The site has no history of use that would involve hazardous substances, and it is not located in a high fir
hazard zone.
Conclusion: No impact
lo.:NOISEiWould theroP' osM resulfin .', I',
P
a) increase in existing"noise levels? 9 X
b) Exposure of people to `unacceptable' noise levels as
defined by the San Luis Obispo General Plan Noise: 9110 X
�f .`Element?'
The installation of the lights for the sports field will not in itself contribute to increased noise levels at the
site. There may be a perception of an increase in noise because some events, which are currently takin
place while residents are at work or school, will now be occurring during evening hours when more people
are likely to be at home. In addition, people tend to be more sensitive to noise at night.
The proposed project is required to comply with acceptable noise levels contained in the City General Pla
and Noise Ordinance.
General Plan Noise Element:
According to the General Plan, noise created by existing stationary sources which undergo modification
that may increase noise levels are required to be mitigated to meet the noise level standards for noise
sensitive uses. The City Noise Element establishes a maximum daytime (7 a.m. to 10 p.m.) noise level of
70 dB, L . and maximum nighttime (10 p.m. to 7a.m.) noise level of 65 dB, L,,,,,, A noise source is
significant if it exceeds these established standards.
Noise Ordinance:
Pursuant to City Zoning Regulations, (Section 17.18.010), no use shall be established nor any activity
conducted which violates the standards of the Noise Ordinance. The City Noise Ordinance establishes
maximum exterior noise level of 55 dBA (day) and 50 dBA (night);and an interior noise level of 45 dBA (day)
and 40 dBA (night) for residential uses. A use is violation of the Noise Ordinance when these levels are
exceeded more than 30 minutes in any hour.
Project Impact:
The proposed project could expose the existing residential uses to increased noise levels. The prima
sources of noise would be crowd noise, the public address system. For instance, homecoming an
graduation ceremonies typically involve some ceremonial music and speeches with amplification. Dependin
on the noise level, time and duration of these loud sounds, the existing noise-sensitive (residential) use
could be exposed to excessive noise levels. This would be heightened as the activities and related sound
would occur at night when people are more sensitive to noise. However, with the requirement that th
10 '-��
Issues and Supporting Information Sources Sources Potent. rocemially Less Than No
ER 110-98 Mission School Sports Lighting Project Signif significant Significant Impact
Issues Unless Impact
mitigation
Incorporated
lights be out at 10:00 p.m., no activities would occur during the night time hours that the'residential use
are most sensitive to noise.
Because information on the noise levels that would be generated at the Mission School sports field is no
available, information from a similar project was used to get a better idea of the typical noise level
produced at a sporting event.. An assessment of baseball stadium noise conducted by Brown-Bunti
Associates, Inc. (July 25, 1996) and used in the Final Environmental Impact Report for the Cal Poly Sports
Complex (available in the Community Development Department) indicates that general crowd noise
generated by 663 fans, and including noise generated from an organ and a public address system with 1
twelve Peavy speakers, was measured at a Lmax (maximum noise levels) of 65-70 dB at 100 feet.
Following a homerun, the Lmax was measured between 74-79 dB at 100 feet. Given that these
measurements were for a crowd of 663 people, it is unlikely that noise generated by activities at the
Mission College Prep sports field would approach these levels.
Based on the above information, it can be concluded that the night time sporting events and school activitie
resulting from installation of the light system will not expose existing residential uses to noise above the
maximum levels established in the Noise Element. However, there is still a possibility that noise from these
activities will violate the City Noise Ordinance. The following mitigation measure will ensure compliance
with the Noise Ordinance, thereby, reducing this potential impact to less than significant.
Mitigation:
1. Prior to conducting an event, the noise levels generated by any public address system that is installed
shall be measured to determine if those levels are within acceptable City noise standards. If acceptable
noise levels will be exceeded, steps shall be taken to correct the problem. This may include lowering the
level of amplification, re-orienting the speakers to focus the sound away from residences, or other soun
attenuation measure.
Conclusion: Less than significant with proper mitigation
11 PUBLIC SERVICES.- Would the proposal have an effect upon, or result in a need for neworaltered
_govemment.services in any of the following areas:
a) Fide protecUon�
b) Police protection?.. X
c) Schools? X
d) :Maintenance of public facilities, including roads?, X
_. .
e) . Other governmental services? -'' X
Conclusion: No impacts to public services are expected to occur due to the project.
12:UTILIT ES AND,SERVICE SYSTEMS: -Would.the proposal result in a need for.new systems or supplies,
or substantial alterations to the following utilities:
a) Power or natural.gas? X
b) Communications systems? X
c) Local or regional water treatment or distribution X
facilities?
,d) Sewer or septic tanks?.' X
e) Storni:waterdrainage? X
fl- :Solid:waste_disP oral.?. X
g) Local or regioriaL.water supplies? X
11 ,17
Issues and Supporting Information Sources Sour= Potent PotertiaUY LCO It= No
ER 110-98 Mission School Sports Lighting Project sigalL Significant Significant Impact
Wilts Urd= impact
mitigation
incorporated
The new lighting system is not of the size and type of facility that would generate substantial alterations tc
the City's utility and service systems.
Conclusion. No impact
�IS.;AESTHETICS.�--.-.W.6iildthe p oposal: is
J
X
ffecta scenic�vista,onic_
.r sqe ..Jg -way.,.,...
_b)-f�Have- .a�-deffionsii ble negative aesthetic-6 Iffect X
"
:c).s_Create light
or.glare?. ._ X
Visibility of Poles and Light Fixtures:
The new lighting system will be comprised of seven poles, which range from 70 to 80 feet high, with a total
of approximately 40 lights. Because the site is both sunken and surrounded by tall trees and buildings,
visibility of the poles will be limited to the immediate vicinity and certain elevated scenic vistas (i.e., . the
South-East side of Cerro San Luis and from the West side of Terrace Hill). Because of the setting of the
athletic field and surrounding structures and vegetation, it would be difficult to see the poles and lighl
fixtures during the day. Therefore, the project will not significantly impact the views from these scenic
vistas.
Licht System:
According to the applicant's lighting consultant, the lighting system proposed for installation is considered tc
be a state of the art field lighting system which is designed to minimize spill light as well as light and glare.
The Qualite Pro-Series 45V contains a patented visor system (shielding) that redirects spill lighting onto the
field and eliminates 85% to 95% of spill light. This type of shielding also cuts off a view of the arc tube
from neighboring property owners thereby eliminating glare.
The poles and light fixtures will be installed in a way that minimizes both spill light and glare. This is to be
achieved through a combination of pole height, directioning of the light fixtures, and the use of Visors. Witt
a greater pole height such as 70 to 80 feet, the light fixtures can be positioned directly down onto the field,
This significantly reduces spill light and lighting of the sky. Visors further reign in spill light, directing light
down onto the field while also helping to eliminate glare by shielding the light source.
Light and Glare Impacts:
Adjacent residential uses may be impacted light and glare as well as spill light from the project. This woulc
be primarily due to the introduction of a new lighting source into an established neighborhood. Although thi
Mission School sports field was [it in the past, the area surrounding the school has changed substantial))
with the development of several residential uses in the immediate vicinity. New sources of light and glare
have an significant impact when they create a nuisance, preventing people from using and enjoying thei
property. They are also significant when they pose a safety hazard, such as making walking or driving more
difficult. Glare must be controlled for both safety and aesthetic reasons.
Although the lighting system is designed to minimize light and glare, there is still a possibility that existing
residential uses will be impacted by this new source of light.
Spill Light:
Light will occur off-site from spill light, which is light that escapes the area that is intended to be
illuminated. Spill light has the potential to change the character of the neighborhood by illuminating
12
Issues and Supporting Information Sources sonic« Potent. Potentially Less Than No
ER 110-98 Mission School Sports Lighting Project signif. significant significant Impact
Ludes Unless Impact
mitigation
Incorporated
neighboring streets and yards by about one foot-candle. A full moon generates only .5 foot-candles so it i
clear that spill light must be contained as much as possible. The night sky also suffers from spill light. To
much spill light in the atmosphere can have an impact on stargazers far beyond the immediate neighborhood
As part of the use permit application, a lighting diagram showing initial foot-candles and spill light levels was
submitted to the Community Development Department. According to the diagram, light spillage 120 fee
away from the field is less than 5 candle power of a city street light. The applicant's lighting diagram doe
not show how the lighting in relation to the existing residences and buildings that might be affected
Incorporation of the recommended mitigation measures (mitigation #1) will ensure that lighting will no
significantly impact the residential uses.
Mitigation:
1. The applicant shall provide an overall lighting plan that demonstrates that spillover lighting would no
affect surrounding residential uses. The lighting plan should be reduced in order to include locations o
buildings, homes and streets within a 300 foot radius around the subject property, as well as the
location of all existing lighting standards.
2. The lighting system shall be installed in substantial compliance with the lighting plan and, power plc.
analyzed in this environmental document. All plan modifications shall be reviewed and approved by the
Community Development Department.
,14. CULTURAL RESOURCES_ .Wouldthe.proposal
a) !Disturb paleontological resources.r X
b) ::Disturb archaeologicalJesources?. ,-. G: 12,13 X
c) Affect histoncaf resources? X
d) Have the:potential.to cause a physical change Which- .,,-. X
would:affect:unique ethnic.cultural.values?
e) Restrict existingreligious.or sacred uses vrithinthe
- - X
potential.impact area?
The site, along Brizzolara Creek, may have hosted Chumash use before European settlement. For that
reason, the City's Archaeological Resource Preservation Guidelines has identified areas within 200 feet o
top of bank of Brizzolara Creek as an 'archaeologically sensitive area'. This designation requires that the
applicant contract with a certified archaeologist to perform a surface survey and prepare a report of findings
In addition, this site is identified on the City's Burial Sensitivity Site as a site containing scattered burial
grounds within 'A mile of the mission.
Natural changes within the flood plain and soil disturbance from construction after European settlement hav
probably removed or damaged any pre-historic or cultural materials associated with past uses at the site
However, there may be pre-historic or cultural materials under the current surface level of the site.
Mitigation Measures:
1. An Archaeological Resources Inventory (ARI) shall be completed prior to issuance of a building permit fo
the project (Phase I report). If excavations encounter significant paleontological resources
archaeological resources or cultural materials, then construction activities which may affect them shat
cease until the extent of the resource is determined and appropriate protective measures are approve
by the Community Development Director. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a qualified archaeologist.
's9
13
Issues and Supporting Information Sources sources PotmLrotentially less Than No
ER 110-98 Mission School Sports Lighting Project Signif. Significant Significant Impact
Issues unless Impact
mitigation
Incorporated
2. If pre-historic Native American artifacts are encountered, a Native American monitor should be called i
to work with the archaeologist to document and remove the items. Disposition of artifacts shall comp)
with state and federal laws. A note concerning this requirement shall be included*on the grading an
construction plans for the project.
Conclusion: Less than significant with mitigation
=45l;RECREATION.:,;Would the::proposal _
461 Increase the demand for netgIll boriiood or.b.gional parks X
for other recreational facilities?, ! 1
IIL [
,b)..�,Affect,existing recreational opportunlUeslr;;b X
Conclusion: No adverse impacts to recreation are expected to occur with the proposed project. Possibl
beneficial impacts by providing another facility for youth activities in the city.
96 =MANDATORY.FINDINGS_;
17. EARLIER ANALYSES.
Earlier analysis may be use where, :pursuarit:to the:tiering, program. EIR, yr other ZEQA�process, one 'o
more effects have been adequately analyzed in an earl er'EIR or Negative Declaration ;Section:15063..,(c) (3
(D)' 'an this ra e a d-scussion'sFiould<identifyahe fiollow)ng items :>;
s�, _Ear6ec_analysis used. Ide_ri#ify.eailier analyses and state where they are available=fior review,., ,
None.
b) Impacts adequately addressed Identify which effects from'the above qfiecklisi were wi€hm xhe(scop
of::and adequately;analyzed m ari earlier document pursuant to :applicable legal standards, and stat_
jri
whethi r such.effects were addressed by mitigation..,measures based on theearLer analysis.
c],rTMiUgation_measures For`effects that are "Less than Significant with Mitigatwn Incorporaated ' descxibe
e mmgation measures wtuch were mcor'.p'orated or rcefined from the earlier document and the extent t"
wli-ch they address stte-specific%conditions.:;:of the'prolect.:
Authority Public Resources Code Sections 21083 and,21087
Reference Public Resources Code Sections 21080 1080(c),`2 1, 21080 3, 21082 1,.21083;21083 8
21093, 321094,21151, Sundstrom - County'of. eiidoano '202 Cal: App :3d 296 (1988), Leonotff'.`v r
M6ntereyBoa[dofSupprMQs;=.222C6L App: 3d 1337-(1990)
18. SOURCE REFERENCES
1. City of SLO Land Use Element, April 1997.
2. City of San Luis Obispo Zoning Regulations, February 1997.
3. City of SLO Parks and Recreation Element, April 1995.
4. City of SLO Seismic Safety Element, July 195.
5. City of SLO Safety Element,.August 1978.
6. Flood Insurance Rate Map, Community Panel Number 060310 0005 C, July 7, 1981.
7. APCD's "CEGA Air Quality Handbook', August 1995.
8. City of SLO Informational Map Atlas, Sheet 8
9. Final Environmental Impact Report, Cal Poly Sports Complex, February 1997. Section 5.10.
(Available in the Community Devlopment Department.)
10. City of SLO Noise Element, May 1996.
11. Street and Parking Lot Lighting "101', 1997 Sternberg Lighting. Brochure available in the
Community Development Department.
12. City of SLO, Archeological Resource Preservation Guidelines, October 1995.
13. City of SLO Cultural Resources Maps, Burial Sensitivity Map. Available.in the Community
Development Department.
19. MITIGATION MEASURES/MONITORING PROGRAM
1. Mitigation Measure: To decrease the potential for conflicts between residents of the
Neighborhood neighborhood and users of the athletic field, the following limitations shall
Compatibility be placed on the operation of the lights for night activities on the field:
(Limitation on
Number of Nights 1. The lights may be used for athletic events and ceremonies,
and Hours that extending beyond 7:30 p.m., for a maximum of 40 days per
Lighting System may calendar year.
be usedl 2. The lights shall not be operated later than 10:00 p.m. on any given
night. This may require events to end as much as 30-45 minutes
earlier than 10:00 p.m. to allow fans and participants to safely exit
the premises. The lighting system may not be used more than three
(3) nights per week for events beyond 7:30 p.m.
Monitoring Program: A schedule shall be submitted to the Community Development Department
for review detailing the dates and times of all night events on the field
which will use the lights. The plan shall be submitted either quarterly,
semi-annually or annually, detailing the nature of the events and the times.
Community Development Department Staff will use the plan to ensure that
the number of nights that the lights are used does not exceed the
maximum allowed. The Police Department will respond to complaints
regarding the lights being operated later than 10:00 p.m.
2. Mitigation Measure: The applicant shall create a parking plan which maximizes on-site parking
Parking and shows the Palm Street Parking Garage, and surface level parking in the
public parking lot on the corner of Palm and Nipomo Streets, currently
proposed for expansion. The parking plan shall include language whit
indicates the school's preference for reserving on-street parking for
residents and people who have physical limitations which make close
parking a necessity. The parking plan will additionally include a method for
"getting the word out" to parents, visiting teams, and prospective fans.
This parking plan shall be submitted to the Community Development
Department for approval prior to the first night event at the facility.
Monitoring Program: The parking plan shall be submitted to the Community Development
Department and approved prior to the issuance of building permits.
3. Mitigation Measure: The applicant shall provide an overall lighting site plan that demonstrates
Aesthetics that spillover lighting would not affect surrounding residential uses. The
(Light & Glare/ lighting plan should be reduced in order to include locations of buildings,
Spill Light) homes and streets within a 300 foot radius around the subject property, as
well as the location of all existing lighting standards.
Monitoring Program: Community Development Staff will review plans for compliance through
the building permit plan check process and subsequent inspections.
4. Mitigation Measure: The lighting system shall be installed in substantial compliance with the
Aesthetics lighting plan and power plan analyzed in this environmental document. All
(Light & Glare/ plan modifications shall be reviewed and approved by the Community
Spill Light Development Department.
Monitoring Program: Community Development Staff will review plans for compliance through
the building permit plan check process and subsequent inspections.
16
5. Mitigation Measure: An Archaeological Resources Inventory (ARI) shall be completed prior to
Cultural Resources issuance of a building permit for the project (Phase I report). If excavations
encounter significant paleontological resources, archaeological resources o
cultural materials, then construction activities which may affect them shall
cease until the extent of the resource is determined and appropriate
protective measures are approved by the Community Development
Director. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded
by a qualified archaeologist.
Monitoring Program: Compliance with this requirement shall be monitored through the review of
plans submitted for a building permit by the Community Development
Department staff and subsequent inspections.
6. Mitgation Measure: If pre-historic Native American artifacts are encountered, a Native
Cultural Resources American monitor should be called in to work with the archaeologist to
document and remove the items. Disposition of artifacts shall comply with
state and federal laws. A note concerning this requirement shall be
included on the grading and construction plans for the project.
Monitoring Program: Compliance with this requirement shall be monitored through the review of
plans submitted for a building permit by the Community Development
Department staff.
7. Mitigation Measure: Prior to conducting an event, the noise levels generated by any public
Noise address system that is installed shall be measured to determine if those
levels are within acceptable City noise standards. If acceptable noise
levels will be exceeded, steps shall be taken to correct the problem. This
may include lowering the level of amplification, re-orienting the speakers to
focus the sound away from residences, or other sound attenuation
measure.
Monitoring Program: Community Development staff will be present at time of system testing to
ensure that noise levels are acceptable.
The above mitigation measures are included in the project to mitigate potential adverse environmental
impacts. Section 15070(b)(1) of the California Administrative Code requires the applicant to agree to the
above mitigation measures before the proposed Mitigated Negative Declaration is released for public review.
I hereby agree to the mitigation measures and monitoring program outlined above.
Applicant Date
17
-c3
Attachment "F"
`Vipoo�,eouso� C'�saocurliax
August 19, 1998
John Shoals
City of San Luis Obispo RECEIVED
Community Development Dept.
990 Palm Street AUG 19 1998
San Luis Obispo, CA 93401
CITY OF SAN LUIS OBISPO
Dear Mr. Shoals: COMMUNrTY DEVELOPMENT
RE: MISSION PREP SCHOOL SPORTS FIELD LIGHTING PROJECT
I am the President of the Mission Gardens Homeowners Association Board of Directors. The
Board has reviewed Mission Prep's proposal to install lights at the sports field on Mipomo and
Palm Streets. The Mission Gardens condominiums are located immediately adjacent to the
sportsfield to the northwest of the subject project. After a review of the proposal, the Board has
several concerns regarding this project including light and glare impacts, noise, parking and the
general increase in the intensity of use of the fields.
The HOA has been a good neighbor to the school and has cooperated when the school sought to
expand. The abandonment of Mill Street in 1992, at the school's request, is an example of that
cooperation. The HOA did not object to the abandonment, even though all we received was an
unusable area behind a fence that has become a maintenance headache.
The current lighting proposal raises several very basic issues that have not been addressed in the
application. After studying the proposal, we also question some of the assumptions used in the
application.
Light and Glare: We have read the material regarding the light installations. The supports are
approximately 70 feet high and are reported to spill little light past the field. There are several
places along the common property line for light to spill directly onto the condominium units
adjacent to the field. What provisions have been made to prevent light spillage? The
information contained in the manufacturer's brochure is not compelling.
Noise: You can hear the sounds of ball games through-out the property now. However, games
are generally over early, even in summer. Might time games and practices, when residents are
home and there is an increased expectation of peace and quiet, will have a far greater effect than
the current day time use.
Parking: The existing activities at the field require attendees to park along neighborhood streets.
At times, parking is full along Peach Street in front of the Mission Gardens property. Many of
these parking spaces in the neighborhood are used by residents at night. Night time sporting
events will cause parking conflicts with neighborhood residents.
Assumptions: The proposal states that the lights will be used approximately 55 nights per year.
It appears that the field will be available to other sports organizations. If one factors in practices,
as described in the proposal, use by the school for football, soccer and baseball games and the
other possible users mentioned in the proposal, it appears that the field will be used much more
often than 55 nights per year.
The proposal also states that the intensity of the use of the field will not increase. The increase
of night time use when residents tend to be home, will substantially increase the perceived noise
and lighting impacts.
We would like to see this proposed project denied. However, we acknowledge and understand
the need for such facilities in the City. Therefore, if the Planning Commission should decide to
approve the application, we ask that the following stipulations, at a minimum, be imposed.
1. Prior to installation of the fights, light batteries be placed on the site to gauge the effect of
night-time lighting on the adjacent neighborhoods.
2. The landscape screening on the property line between Mssion Gardens and the
sportsfield shall be reviewed by the school and the HOA Gaps in the screening that may
allow light spillage will be planted with appropriate landscape material and maintained
by the applicant until well-established.
3. A curfew of 9:30 p.m. be implemented for all night time use of the site.
4. Establish a definite number of nights of use per year. If the school believes that 55 nights
per year is sufficient, then that would be acceptable. However, we believe that a more
realistic number is closer to 100 nights per year. If this is the case, then additional noise,
light and parking conditions should be imposed.
5. The overgrown walkway along Npomo Street should be improved with a sidewalk to
offset the increase in intensity of the use. Also, the path located on the former]Mill Street
right-of-way drains directly over the sidewalk at the corner of Peach and Npomo Streets.
This drainage problem needs to be corrected as part of the intensification of the use.
As stated above, the HOA has been a good neighbor in the past and we understand the need for
the project. We ask that the school, in return, take steps to reduce the project's negative effects
for those who will receive no direct benefit of the project, but are being asked to bear the burden.
Please call me at 5441749 if you have any questions.
D
,
p
ens Homeowners Association
Attachment "G"
RECEIVED
Ted & Mary Pagel
669 Palm Street AUG 19 1998
San Luis Obispo, CA 93401Qry F SAN LU
COMMUNITY DE VES p MENT
August 19, 1998
To the Commissioners
City of San Luis Obispo Planning Commission
990 Palm Street
San Luis Obispo, CA 93401-3249
Re: Mission College Prep High School Sports Field Lighting Project
Dear Commissioners:
We have lived in our home for almost nine years and have had the good fortune of finding
considerate neighbors in the administration and teachers at Mission Prep (MCP). Last
spring, Ted attended the initial meeting to introduce the idea of night lighting to
concerned neighbors. At that time, we walked away with the impression that this would
probably have minimal impact on our neighborhood and MCP would work with us to
alleviate our concerns. We did not have full knowledge of the details.
After reviewing the"initial study environmental checklist form," we believe the proposed
mitigation measures gloss over the residential quality of our historic neighborhood and the
impact this proposal, as it stands, would have on our quality of life. This proposal needs
to be carefully considered and negotiated with the neighbors it impacts - and, if possible,
tested before a permanent use permit is approved. While we have many comments, the
following focuses on our most immediate:
Frequency of use
The mitigation measures indicate that the maximum usage would be 104 nights/year (a
simple average). Use of a simple average is not an accurate reflection of the true intent of
the current proposal. In reality, its proposed use is 1) 55 nights/year by MCP (frequency
of use is unknown) and 2) 4 nights/week over a three month period for City youth
baseball. There is no mention of the current MCP evening activities that include
basketball and volleyball games and how this is factored into the proposal.
��t<`
City of San Luis Obispo Planning Commission
August 19, 1998
page two
Our neighborhood is already filled with activity on weekends, Thursday nights and other
MCP and special downtown events throughout the year. Taken literally, public use of the
field would increase traffic, noise and related congestion to potentially seven nights a week
for three months. Obviously, this proposed frequency of use is not acceptable to us.
Parkin
The mitigation measures call for a parking plan that would maximize on-site parking and
show the Palm St. Garage and the public lot on the corner of Nipomo/Palm Streets as
alternative sites. The lot on the corner is currently raw land. It is simply not in human
nature to park over two blocks away when street parking is readily available. MCP could
most likely develop a parking plan supported by its students, parents and visitors. As
mentioned previously, we are concerned how this will interface with the existing parking
situation brought on by other evening activities downtown and at MCP. There are also
weekend and certain evening events where streets in our neighborhood are blocked off,
further reducing available street parking. Additionally, MCP has no control over City
youth baseball and the related parking issues. This brings us back to concerns over heavy
traffic by the proposed 4 night/week for 3 months use.
Noise
Noise levels associated with MCP's practice and football schedules would most likely
have a minimal impact on us. Our concern stems from public crowd noise we already
experience during City youth baseball such as that from air homs, and the unknown impact
of a public address system that could go on until 9:30 or 10:00 p.m..
Despite noise ordinances, we find that certain weekend events start setting up any where
from 5:30 a.m. to 6:30 a-m., and parking lot sweepers start anywhere from 6:30 a.m. to
7:00 a.m.. The addition of 104 night events, possibly lasting to 10:00 p.m., is really
cutting into the window of quiet time that we savor- enjoying the peacefulness of our
backyard or sitting quietly on our front porch.
We enjoy living downtown and are willing to accept the trade-offs. In the past six
months, we've had huge chunks of sod ripped from our front yard and awakened to find
persons sleeping on our front lawn or across the street on MCP's property. We routinely
147
City of San Luis Obispo Planning Commission
August 19, 1998
page three
clean up trash and broken bottles not only on our property but along the MCP field
parameters where we walk daily. Our other concerns include the field maintenance, the
size of the crowds and increased trash in.our immediate neighborhood.
We respect MCP's right to use their property. From our.past experience and discussions
with the Booster Club, we trust that their private use would be sensitive to our needs
with measures to accommodate our issues. We do not wish to see increased public use
because of the significant negative impact to our historic neighborhood. We understand
that there are available financial resources and efforts are underway to expand the City
sports fields at another location. Public resources and use should be directed towards that
location.
We urge you to delay approving the proposed use until neighborhood issues and concerns
have been negotiated and fears allayed. The mechanics of any agreed upon mitigation
measures need to be clearly spelled out in the use permit. We will be happy to work with
the applicant on this issue.
Please call us if you any questions at 543-7125 (hm) or 543-5034 (wk).
Thank you.
Sincerely,
E�
Ted& Mary Pagel
METING AGENDA
DATE-Z�&ff ITEM #=
September 29, 1998
873 Chorro
San Luis Obispo,CA 93401
City Council Members
San Luis Obispo,CA 93401
Dear Members:
I wish to raise the following questions about the proposed installation of night lighting at the
Mission High School.
1) Will the amount of frequency of night activity in that neighborhood increase?
2) Will the parking in the neighborhood be impacted?
3) Will'the noise level be increased to the level where surrounding residents are disturbed?
4) Will activities after the events negatively impact on the quality of the neighborhood, i.e.
trash, alcoholic drinking, vandalism. etc.?
Any combination of the above will cause problems in our neighborhood. We will react strongly
to these conditions.
Sincerely, ZZ QQ
David L. Brodie
Fro
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