SMB:kcd - SMBO1355_WKU.DOC
Attachment A | ||||||
COUNTY OF SAN MATEO | ||||||
ENVIRONMENTAL SERVICES AGENCY | ||||||
RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL | ||||||
Permit or Project File Number: |
Board Meeting Date: December 7, 2004 | |||||
PLN 2003-00060 | ||||||
Prepared By: Sara Bortolussi |
For Adoption By: Board of Supervisors | |||||
RECOMMENDED FINDINGS | ||||||
Regarding the Environmental Review, Find: | ||||||
1. |
That the Negative Declaration is complete, correct, adequate, and prepared in accordance with the California Environmental Quality Act and applicable State and County guidelines. | |||||
2. |
That, on the basis of the Initial Study, comments received hereto, and testimony presented and considered at the public hearing, that there is no substantial evidence that the project, if subject to the mitigation measures contained in the Negative Declaration, will have a significant effect on the environment. | |||||
3. |
That the Negative Declaration reflects the independent judgment of San Mateo County. | |||||
4. |
That the mitigation measures identified in the Negative Declaration, agreed to by the applicant, placed as conditions on the project, and identified as part of this public hearing, have been incorporated into the Mitigation Monitoring and Reporting Plan in conformance with California Public Resources Code Section 21081.6. | |||||
Regarding the Use Permit Amendment, Find: | ||||||
5. |
That the establishment, maintenance, and/or conducting of the use, will not, under the circumstances of the particular case, be detrimental to the public welfare or injurious to property or improvements in the neighborhood. | |||||
RECOMMENDED CONDITIONS OF APPROVAL | ||||||
Planning Division | ||||||
1. |
This approval is for the replacement of the six existing 1,000 watt light fixtures on each of the Club’s six tennis courts with six modern 1,000 watt light fixtures at the same height as the existing fixtures, and the extension of parts of the fence on tennis court #5 as presented to Planning Commission on March 24, 2004. Any modifications to these plans, not authorized by this approval, will require a separate application for Use Permit Amendment and consideration by the Planning Commission at a public hearing. | |||||
2. |
There shall be annual administrative reviews of Ladera Oaks to check for compliance with all conditions of approval. Any expansions of the Club’s facilities or activities beyond the limits currently established in this use permit will require an amendment to this use permit. | |||||
3. |
The proposed lighting system shall be modified, if needed, so that the average in-bounds illumination (when measured as specified by the IESNA) never exceeds 60FC. Compliance with this condition shall be certified in writing by a lighting consultant upon installation, whenever the light fixtures are replaced or upgraded (excluding cleaning and relamping with similar light bulbs), and at any other times requested by the County. It is agreed that Ladera Oaks can replace its tennis lights from time to time in the future without additional use permit amendment as long as (1) the number of light fixtures is not increased, (2) the new bulbs do not exceed 1,000 watts per light fixture, (3) the new light fixtures’ lenses are not higher than 22 feet above the court surface, (4) the new light fixtures do not create more light spill or glare beyond the tennis court fences than the lighting system they replace, and (5) the new light fixtures do not cause the average in-bounds illumination (when measured as specified by the IESNA) to exceed 60FC. | |||||
4. |
All light fixtures shall be equipped with light cutoff shields in order to eliminate glare and light spillage onto Alpine Road, nearby residences and Los Trancos Creek. | |||||
5. |
All six tennis courts may be lighted from 7:00 a.m. to 8:00 a.m. Monday-Friday and from dusk (as determined by the photocell in the lighting system control panel, never before 4:00 p.m.) to 9:00 p.m. daily, year-round. Courts 3 and 4 may be lighted until 10:00 p.m. daily, year-round. Courts 5, and 6 may be lighted until 10:00 p.m. daily, March through October. Courts 1 and 2 may be lighted until 10:00 p.m. up to 20 times per year to accommodate interclub* play. The Club staff shall provide the staff, equipment, and/or procedures needed to make sure the lights go off by the times listed above. | |||||
* |
A typical evening interclub uses 5 courts. Eight Ladera Oaks members play matches (3 doubles and 2 singles) against eight members of another club. An interclub usually lasts about 2 hours. | |||||
6. |
The Club shall monitor tennis activities to ensure that loud or unnecessary noise is not generated by such activities. | |||||
7. |
Tennis courts shall not be rented to the general public during hours of illumination. | |||||
8. |
No tennis play shall occur prior to 7:00 a.m. on weekdays or prior to 8:00 a.m. on Saturdays, Sundays and holidays. Tennis play shall end by 10:00 p.m. daily. | |||||
9. |
The lighting system for each of the three 2-court pods at Ladera Oaks shall have its own on/off switch. There shall also be a motion detector on each tennis court, which will keep the lights on its 2-court pod turned on during the allowed hours of illumination for up to 10 minutes after it detects motion on that court. There shall also be time clocks, which override the on-court switches and motion sensors and prevent the tennis court lights from being turned on at times other than those allowed in the use permit. | |||||
10. |
a. |
A maximum of 80 interclub matches may be played annually with the tennis courts lights on. | ||||
b. |
A maximum of three tennis tournaments may be held annually with the tennis court lights on, and those tournaments shall end by 9:00 p.m. At least 75% of the participants at those tournaments must be Ladera Oaks members and none of the participants shall be professional tennis players (except the Ladera Oaks Tennis Pros). No other tennis tournaments may be played during hours of illumination. Open singles and doubles play, interclub matches, intraclub matches and member socials including twilight tennis socials are not considered “tournaments.” | |||||
11. |
Ladera Oaks will resurface its tennis courts at intervals not to exceed 48 months. When resurfacing its tennis courts, Ladera Oaks will use high quality commercial court coloring materials commonly used in the court resurfacing industry. The manufacturer’s published Tristimulas Value of the color(s) used on the in-bounds areas of the tennis courts shall not exceed the Tristimulas Value for “Winter Green” published by California Products Corporation in 2004, and the average of the manufacturer’s published values for the colors used on in-bounds and out-of-bounds areas shall not exceed the Tristimulas Value for “Winter Green” published by California Products Corporation in 2004. | |||||
12. |
There shall be no expansion of the tennis spectator facilities. | |||||
13. |
The applicant shall submit an erosion and sediment control plan, which delineates what erosion control measures will be used as well as where they will be installed. This plan shall be submitted, reviewed, and approved by the Planning Division before issuance of a building permit to begin the tennis court lighting upgrade. All approved measures must be installed and inspected prior to beginning any construction work on-site. The erosion control measures shall be maintained and replaced as necessary throughout the lighting replacement project. | |||||
14. |
Restrict the setting of the new light poles in court #5 to a June 15 to October 15 construction window. This will ensure that steelhead is not impacted by erosion or runoff pollution that may result from the project. | |||||
15. |
During the setting of the new light poles on court #5, use appropriate erosion control methods to keep exposed soils from being washed into the creek. A qualified biologist shall check the site once a week during construction to ensure that erosion control methods are maintained and effective. | |||||
16. |
Design and implement appropriate runoff and stormwater pollution control measures during construction to protect the creek from a chemical/oil spill incident from heavy equipment. | |||||
17. |
Assuming presence of California Red-Legged Frog (CRLF) and Western Pond Turtle (WPT) within the proposed work area along court #5, have a qualified biologist conduct a pre-construction survey for CRLF and WPT and remove any vegetation or debris that may provide cover or conceal these species. A qualified biologist shall brief construction workers on identifying CRLF and WPT. If any are found during work, workers are to stop and contact USFWS or CDFG and the San Mateo County Planning Division immediately. | |||||
18. |
Restrict all heavy machinery use to the existing concrete tennis court and paved parking areas to protect the creek bank from compaction. | |||||
19. |
If any vegetation is removed to install the new lighting poles, the applicant shall re-vegetate the area with shade tolerant natives. This shall be confirmed to have occurred prior to the final approval of the light installation. | |||||
20. |
Replace the current tennis court fence with a fence at least eight feet taller than the existing on the east side of Court #5 and the first 10-15 feet of the north end of court #5 in order to keep tennis balls out of the creek. If pruning is necessary in order to erect a taller fence, restrict coast live oak pruning to July or August (or as recommended by an arborist). The fence installation shall occur prior to a final approval of the tennis court lighting installation. The new fence shall match the existing fence. | |||||
21. |
If construction is to occur between February 15 and August 1, nesting raptors may be disturbed by construction activities. Conduct a pre-construction survey for nesting raptors. If nesting raptors are found, a buffer zone, (radius to be determined in consultation with CDFG) may be established around the nest during the breeding season. | |||||
22. |
During the construction phases of the project, the applicant shall be restricted to those limits indicated in the County Noise Regulations. | |||||
23. |
Ladera Oaks shall submit a landscape plan to the Planning Division for review and approval prior to issuance of the building permit and electrical permit for the new lighting. Copies of the landscape plan will also be provided to designated member(s) of the community. The goal of that landscaping plan shall be to improve the landscaping between the tennis courts and Alpine Road to increase the visual screening between the tennis courts, and Alpine Road and residences across Alpine Road. The plan shall recommend how to maintain that landscaping at a height at least one foot above the tennis court light fixtures along the Alpine Road side of the tennis courts. Once a landscaping plan is approved by the County, Ladera Oaks shall implement it prior to a final inspection on the building or electrical permits. | |||||
24. |
The applicant shall consult with a certified arborist regarding the additional planting of trees along the Alpine Road Corridor where existing vegetation has been thinned. In no case shall existing vegetation be placed in danger or removed, unless its health warrants removal. Any removal, however, will require a separate tree removal permit. | |||||
25. |
When the Club is hosting evening events, which end at 10:00 p.m. or later, the Club shall keep posted a sign within the clubhouse, requesting members and guests to depart from the Club in a direct and quiet manner. | |||||
26. |
Whenever the leased parking lot across Alpine Road is used after 10:00 p.m. in conjunction with weekend activities held at the Club, the Club shall ensure that a security guard is present in the leased parking lot to monitor and control noise associated with departing members and guests. | |||||
27. |
The current membership consisting of 325 full members and 200 associate members shall be the maximum membership allowed. | |||||
28. |
There shall be no amplified live or amplified recorded music allowed outside of the clubhouse. | |||||
29. |
Organized activities which generate noise, such as parties, dances, teen nights, etc., held at Ladera Oaks on Sunday, Monday, Tuesday, Wednesday or Thursday nights shall end by 10:00 p.m. Such activities held at Ladera Oaks on Friday or Saturday nights shall end by midnight and amplified music at those Friday and Saturday night activities shall end by 11:30 p.m. Events held on Friday and Saturday nights, which were booked prior to adoption of this condition, must end by 1:00 a.m. The Club may schedule up to two social events for its members a year which end after midnight. These events must begin on Fridays, Saturdays, or on New Year’s Eve, and must end by 1:00 a.m. Amplified music at these events must end by 12:30 a.m. | |||||
30. |
The applicant shall immediately notify the County Planning Division if the applicant for any reason loses its right to use the parking facilities currently under lease. | |||||
31. |
A 6-month schedule of events shall be assembled and be made available to the neighbors or County upon request. | |||||
32. |
Swim meets shall be limited to five (5) swim meets per year. | |||||
33. |
No starter guns shall be used at swim meets, and any loud speakers used at swim meets shall be directed away from Alpine Road and Ladera. | |||||
34. |
Any swimming activities prior to 6:00 a.m. shall not adversely impact residents across Alpine Road. An adverse impact is defined as noise continuously and clearly audible to any such resident. | |||||
35. |
The high intensity deck lights for the swimming pool area shall not be illuminated prior to 5:00 a.m. or later than 10:15 p.m., except that they may remain on until 10:30 p.m. on swim meet nights. The low intensity lighting in the swimming pool area and the underwater pool lights will go off at by 10:15 p.m. daily and 10:30 p.m. on swim meet nights, except when needed by staff to perform quiet maintenance tasks. | |||||
36. |
Use of the fitness center shall be limited to Club members and their guests. Group classes of more than four participants within the fitness center shall occur outside the hours of 9:00 a.m. to 5:30 p.m., Monday through Friday. | |||||
37. |
The applicant shall, pursuant to Section 5021 of the San Mateo County Ordinance Code, keep the parking lot clean by using appropriate methods including but not limited to, sweeping and litter control. | |||||
38. |
Pursuant to Section 5024 of the San Mateo County Ordinance Code, the applicant shall keep Los Trancos Creek free of trash or litter, and maintain private structures in a manner that does not impair flow or remove riparian vegetation. | |||||
39. |
To minimize noise pollution, the ballroom doors shall be closed by 10:00 p.m. daily. When amplified music is being played at levels above 70 decibels, the ballroom doors shall be closed by 9:00 p.m. At 10:00 p.m. any furniture, heaters and serving stations set up outdoors for social events will be put away and guests will be encouraged to move indoors. | |||||
40. |
High intensity parking lot lights that are directly visible from Balsamina residences shall be turned off or dimmed by 1:00 a.m. on nights on which organized events continue after 10:00 p.m. and by 11:00 p.m. on all other nights. | |||||
41. |
When parking for events held at Ladera Oaks spills over to La Mesa Drive, (1) the Club will employ security guards and/or provide volunteers to make sure that cars park on only one (the north) side of La Mesa Drive; (2) Ladera Oaks may use traffic cones to mark the side where parking is not allowed; and (3) Ladera Oaks will post signs at the La Mesa Drive entrances to North Balsamina Way, South Balsamina Way, North Castanya Way, South Castanya Way, Dedalera Drive, Gabarda Way, stating that parking for the event being held at Ladera Oaks is not allowed on those streets. Outside of swim meets, the Club shall schedule no more than three events per year which require parking on residential streets across Alpine Road, and none which require parking on residential streets across Alpine Road after 9:00 p.m. | |||||
42. |
Ladera Oaks will attempt to find a practical way to reduce the volume of the starting system used at swim meets. | |||||
43. |
The conditions of approval reflect the agreement reached between the parties during mediation. In the event of any conflict, the terms and conditions in these conditions of approval shall supersede any prior conditions stated in the current use permit. | |||||
44. |
Representatives from Ladera Oaks shall meet with representatives from the Ladera community at least twice a year to address implementation issues and preempt future problems. If disputes arise regarding the Club’s compliance with the conditions of its use permit, representatives from the Club shall meet with representatives from the Ladera community to discuss and hopefully resolve the situation. | |||||
Building Inspection Section | ||||||
45. |
The applicant shall obtain an electrical permit for the installation of the new lighting fixtures prior to beginning any work on-site. | |||||
46. |
The applicant shall obtain a building permit for any new fencing proposed. | |||||
SMB:kcd - SMBO1355_WKU.DOC