Staff Report- Chairman and Planning Commission

Staff recommends approval of Conditional Use Permit 21-03 by adopting Resolution No. 021P-004 with conditions.

On March 9, 2021 the Community Development Department received a Conditional Use Permit application from the Coalinga-Huron Parks and Recreation District (“applicant”) requesting a height exception to their proposed ball field lights at the Coalinga Youth Sports Complex at 437 Cambridge Ave.  Staff accepted the application on March 10, 2021 and began processing the application for a conditional use permit.

The process for review of Conditional Use Permit applications is designed to evaluate possible adverse impacts and to minimize them where possible through the imposition of specific conditions. This involves special consideration to uses and exceptions to development standards to ensure that they can be designed, located, and operated in a manner that will not interfere with the use and enjoyment of surrounding properties.

The applicant was approved for the development of multiple ball fields, soccer fields, concessions, and restroom facilities and at the time of approval did not submit a ball field lighting plan. The applicant is proposing to add lighting to the (2) two existing little league and softball fields located in the northeast corner of the youth sports complex.

Proposal: The Coalinga-Huron Parks and Recreation District requesting a height exception to CMC Section 9-4.206 related to the maximum height of on-site and street lighting fixtures. Section 9-4.206 limits the maximum height of lighting fixtures to 50 feet in a Recreation (REC) zoning designation. The applicant is proposing (2) two 70’ foot lights and (9) nine 60’ foot lights at the Coalinga Youth Sports Complex ball fields in an effort to reduce the number of lighting fixtures needed for each ball field. To allow the additional height for the lights, a CUP shall be approved by the Planning Commission in accordance with 9-4.205(a)(1) of the planning and zoning code related to height and height exceptions “Exceptions may be granted with the approval of a conditional use permit.”

General Plan/Zoning Consistency: The sports complex is located in a Recreation (REC) zoning designation which allows for public and private recreational facilities including but not limited to public parks, golf course and equestrian centers including the use of lighting. The issuance of conditional use permit for this exception is consistent with that of the General Plan Land Use Goals and Policies and Zoning Regulations.  

Location: 437 Cambridge Ave

Surrounding Uses: The project site is located at 437 Cambridge Ave. Cambridge Ave has a mix of Residential and Public Facilities along the corridor which is not anticipated to be impacted by the proposed use due to its setbacks and recreational uses.

Staff has determined that there are no land use compatibility and/or transitional concerns related to the placement and approval of this use.

Public Notification: Public hearing notices were sent to all property owners within 300 feet of the site as required by Local and State law.

Environmental Clearance: Staff has determined that this approval is not a project under CEQA as there are no anticipated impacts from the installation of lights and increased height as this project has been analyzed in accordance with CEQA and lighting standards were addressed and the current height standards were not in place at the time of the original approvals.  

None determined at this time.

A Conditional Use Permit shall only be granted if the Planning Commission determines that the project as submitted or as modified conforms to all of the following criteria. If the Planning Commission determines that it is not possible to make all of the required findings, the application shall be denied. The specific basis for denial shall be established for the record.

General Plan consistency:  Approval of the proposed project will advance the goals and objectives of and is consistent with the policies of the General Plan and any other applicable plan that the City has adopted;

The proposed increase in height from the development standards is not inconsistent with that of the general plan and other City policies. Lighting enhances the ability of the use and at the same time does not conflict with any standards related to lighting, glare and nuisances lighting to adjacent properties. This furthers the General Plan Goals to provide diverse recreational opportunities for its residents.

Neighborhood compatibility:  The location, size, design, bulk, coverage, density, traffic generation and operating characteristics of the proposed project are consistent with the purposes of the district where it is located, and will not have an adverse effect on the neighborhood and surrounding properties;

The increase in height from 50 feet to 60/70 feet with the issuance of a conditional use permit would be consistent with the intended purpose of the zoning district where the sports complex is located. The applicant provided a photometric plan that demonstrates that there will be no spill over lighting to the adjacent residential neighborhood and surrounding properties with an increase in height. It shows 0.0-foot candles of light at 3 feet above grade at 150 feet from the edge of the ball fields. The lighting with the use of shields, will be directed to illuminate the ball fields where other pedestrian style lighting will illuminate walkways, concessions, and restroom facilities. The ball fields are approximately 500 feet from the nearest residential property.  In addition, the lighting regulations ensure limited impact to surrounding areas by limiting recreational facilities illumination to specific hours of the evening with few exceptions.

Asset for the neighborhood:  The nature, use and architectural/design features of the proposed development make it attractive, functional and convenient. The proposed development enhances the successful operation of the surrounding area in its basic community functions, or provides an essential service to the community or region.

Adding lighting at the sports complex will increase the use of the ball fields and lend to its full potential as a full-service sport complex as originally intended. By equipping the sports complex with lighting, it enhances the successful operation of the surrounding area in its basic community functions and provides an essential service to the community and/or region without sacrificing the health, safety and welfare of the surround neighborhood.