PC Resolution-06-06-13-02PC RESOLUTION NO. 06-06-13-2
MODIFICATION TO ARCHITECTURE CONTROL 03-08 &
CONDITIONAL USE PERMIT 04-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN JUAN CAPISTRANO CONDITIONALLY APPROVING A
MODIFICATION TO THE PHOTOMETRIC PLAN TO INCREASE THE
NUMBER OF LIGHT POLES AND INCREASE NIGHT TIME LIGHTING
LEVELS ON THE SHEA THERAPEUTIC RIDING CENTER PROPERTY
LOCATED AT 26284 OSO ROAD (APN'S 121-07-19, 32 & 34; SHEA
THERAPEUTIC RIDING CENTER)
Whereas, on November 4, 2004, the Planning Commission approved
Architecture Control 03-08, approving the expansion of an existing therapeutic riding facility
by adding offices, a covered arena, parking, caretaker unit, horse stables, and related
improvements on 5 acres located on the south side of Oso Road approximately 92 feet
west of Avenida De La Vista. The property is General Plan designated as "OSR" Open
Space Recreation and is designated as "OSR" Open Space Recreation on the Official
Zoning Map; and,
Whereas, on December 2, 2004, the Design Review (DRC) Committee
approved a photometric lighting plan for the expansion plan showing new light standards in
parking areas and average lighting for approximately one (1) foot-candle; and,
Whereas, Shea Therapeutic Riding Center requests approval of a
modification to the approved photometric plan to increase the number of light poles and
increase night-time lighting levels; and,
Whereas, the proposed project has been processed pursuant to Section 9-
2.301, Development Review of the Land Use Code; and,
Whereas, On November 9, 2004, the Planning Commission certified a
Mitigated Negative Declaration for the subject project and the City's Environmental
Administrator has determined that no further environmental review is necessary, because
the proposed modification is consistent with the planned use of the site; and,
Whereas, the Planning Commission conducted a duly noticed public meeting
on June 13, 2006 pursuant to Section 9-2.313 of the Municipal Code to consider public
testimony on the proposed revision to the photometric plan; and
Whereas, Staff has determined, based on review of the site and the
proposed modifications, the photometric plan is not consistent with the goals, policies and
objectives of the Community Design Element Plan, specifically the Exterior Lighting criteria
because the proposed lighting should be set at the minimum levels recommended by the
Illuminating Engineering Society (IES) for public safety. In addition, the policy states that
lighting levels for recreation should require special studies and analysis to minimize light
r intrusion into adjacent neighborhoods. The applicant's request to modify the approved
plan with additional light poles will result in an increase of illumination and will create a
"glowing" effect throughout the project area that will be visible from surrounding properties,
adjacent residential neighborhood, and from Camino Capistrano.
PC Resolution 06-06-13-2 2 June 13. 2006
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby make the following finding:
As revised to allow the installation of a reduced number of additional light
poles with photocell timers in the south parking lot (5 light poles) and east
parking lot (7 light poles) and along Oso Road (6 light poles), the plan is
consistent with the Community Design Element Plan of the General Plan
which states that recreation uses should minimize light intrusion into adjacent
neighborhoods. The use of the photocell timers will allow in the parking lots
to be illuminated until no later than 9:00 p.m. The turn-off time will prevent a
"glowing" effect throughout the project area that would otherwise be visible
from surrounding properties, adjacent residential neighborhood, and from
Camino Capistrano.
2. The turn-off time for all light poles will provide for adequate security/safety
lighting during the facilities hours of operation and will reduce the impact of
light and glare onto the adjacent properties, including Sycamore Trails
Stables to the south.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves the revised photometric
plan, incorporating staff's recommended modifications to reduce lighting levels, subject to
the conditions of approval contained in Exhibit "A" attached hereto and incorporated herein;
and,
EFFECTIVE DATE & FINAL APPROVAL: This project action shall become
final and effective following expiration of the fifteen (15) day appeal period without filing of
an appeal, and the appeal period shall expire at 5:00 p.m., Wednesday, June 29th, 2006.
PASSED, APPROVED AND ADOPTED this 13th day of June, 2006, by the
following vote, to wit:
AYES: Commissioners Neely, Ratcliffe and Cohen, Chairman Cardoza
NOES: None
ABSTAIN: None
ABSENT: Commissioner Drey
obert Car a, Chairman
u
Molly Bogh, Plan nin irector, Secretary
(PAPlanning\Archive\Ac Projects 2000AAc0308shea-Joswick\Ac0308 Pc Reso 13june06.Doc)
RESOLUTION #: 06-06-13-2
Exhibit A
CONDITIONS OF APPROVAL
Project #: AC 03-08 Modification & CUP 04-03
Project Name: Shea Therapeutic Riding Center
APPROVAL DATE:
June 13, 2006
EFFECTIVE DATE:
June 28, 2006
EXPIRATION DATE:
June 13, 2008
These conditions of approval apply to Architecture Control (AC) 03-08 & Conditional
Use Permit (CUP) 04-03, to allow a Modification to the Photometric Plan to increase the
number of light poles and increase night time lighting levels. Any proposed change of
use or expansion of the area or modifications to the site plan or structures shall be
submitted to the City Planning Department along with the required application and fee,
for review. For the purpose of these conditions, the term "applicant" shall also mean the
developer, the owner or any successor(s) in interest to the terms of this approval.
General Conditions:
1. AC Modification 03-08 is granted to modify the approved Photometric Plan
to increase the number of light poles and increase night time lighting
levels. The proposed project is located at 26284 Oso Road (APN 121-07-
19, 32 & 34). This approval is granted based on the application materials
submitted by MKA on May 31, 2006, prepared by MKA including a site
plan. These plans are approved as submitted with deletion of four (4)
poles from the plans, and subject to these conditions. The proposed use
of the site is approved as submitted and conditioned herein, and shall not
be further altered unless reviewed and approved by the affected city
departments. Minor modifications to this approval which are determined
by the Planning Director to be in substantial conformance with the
approved site plan, and which do not intensify or change the use or
require any deviations from adopted standards, may be approved by the
Planning Director upon submittal of an application and the required fee. If
not appealed, this approval shall become effective on the date of the
Planning Commission's approval and shall expire June 13, 2008, twenty
four (24) months after the effective date of the approval unless the use or
occupancy which is the subject of this action has taken place and all
conditions of approval have been met, or a time extension has been
grantedby the City. Any application for an extension of time shall be
submitted to the Planning Department, along with the required fee, at least
ninety (90) days prior to the expiration date of this approval, except as
otherwise approved by the Planning Director.
2. All conditions applied to AC 03-08 and CUP 04-03 remain in full force and
effect, except as modified herein.
Planning Commission Resolution 06-06-13-2 Final Conditions of Approval
AC 03-08 June 13, 2006
Page 2 of 3
3. The project shall be constructed per the Planning Commission's approved
Photometric Plan. Any variations shall be submitted to the Planning
Department for review and approval. (PLN)
4. Lighting levels shall be reduced after 9:00 p.m. except for nighttime
security lighting. The applicant shall install a photocell timer for the light
poles in the south and east parking lot to ensure that the lights turn off at
9:00 p.m. The hours of operation for the Shea Therapeutic Riding Center
are 8:00am-5:30pm Monday through Saturday with evening sessions from
5:00pm-7:00pm Tuesday through Friday.
5. All wall pack lights shall be installed with glare shields to ensure that light
does not cause glare onto adjacent properties.
6. Security Lighting_ Security lighting is approved for illumination of the main
driveway drop-off and parking area along Oso Road, and shall not exceed
a total of three (3) light poles at locations to be approved by the Planning
Department.
7. Final Planning Inspection. A minimum of one week prior to final inspection
- by the Building and Safety Department, the applicant shall schedule a final
inspection by the Planning Department, and shall pay any outstanding
balance in the Developer Deposit Account assigned to this application.
Prior to issuance of a Certificate of Occupancy a field observation of
lighting levels will be conducted and if lighting levels are determined to be
excessive the applicant shall reduce illumination to an acceptable level as
determined by the Planning Commission. (PLN)
8. On -Going Condition. All photocell timers shall be maintained at all times
by owner in a good and operating condition.
9. The applicant shall consider use of high pressure sodium bulbs instead of
metal halide, and shall reduce wattage of each bulb to the extent possible
while providing for public safety and security. The final plan for luminaires,
bulbs and lighting levels, including pole lights and wall packs, shall be
approved by Planning Commission.
Responsible Agencies: B&S Building and Safety
ENG = Engineering Department
PLN = Planning Department
PW = Public Works Department
OCFA = Orange County Fire Authority
Planning Commission Resolution 06-06-13-2
AC 03-08
APPROVAL DATE: June 13, 2006
EXPIRATION DATE: June 13, 2008
RESOLUTION NO.: 06-06-13-2
Applicant Acceptance of Conditions of Approval:
By:
Ken Frie s, Friess Company Builders Inc.
Final Conditions of Approval
June 13, 2006
Page 3 of 3
Date
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