HomeMy WebLinkAbout03_Roberts Tennis Court Lighting Minor Use Permit_PA2021-237
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 24, 2022
Agenda Item No. 3
SUBJECT: Roberts Tennis Court Lighting (PA2021-237)
Minor Use Permit No. UP2021-038
SITE LOCATION: 5 Leesbury Court
APPLICANT: Todd Skenderian Architects
OWNER: Luke Roberts
PLANNER: Caitlyn Curley, Planning Technician
949-644-3235 or ccurley@newportbeachca.gov
LAND USE AND ZONING
General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached)
Zoning District: PC-24 (Aeronutronic Ford, Area 5)
PROJECT SUMMARY
A minor use permit to allow the installation of eight, 18-foot-high, outdoor tennis court
lights in the rear yard of a residential property located in the Aeronutronic Ford Planned
Community (PC-24).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment and the exceptions to the exemption do not apply; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2021-038 (Attachment No. ZA 1).
DISCUSSION
The subject property is in the Custom Lot, Residential Area (Area 5) of the
Aeronutronic Ford Planned Community (PC-24) and has a General Plan Land Use
designation of Single Unit Residential Detached (RS-D). The Custom Lot, Residential
Area of PC-24 is intended to provide areas appropriate for single-family residential
housing and related community facilities.
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Roberts Tennis Court Lighting (PA2021-237)
Zoning Administrator, February 24, 2022
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Several lots in the vicinity of the subject property contain lighted tennis courts;
therefore, the proposed tennis court lighting complements the surrounding
community. These locations include 1 Leesbury Court and 5 Weymouth Court. Many
of these lighted tennis courts were originally permitted in the late 1980s, when the
Aeronutronic Ford Planned Community was constructed.
The proposed tennis court lighting conforms to all applicable development standards,
with the exception of the use of metal halide lights. The substitution of LED lights has
been deemed acceptable due to the fact that LED lights are more environmentally
friendly, and this light type was not commonly in use at the time the planned
The tennis court lighting is part of a larger addition and remodel at the subject site.
The tennis court itself has been permitted under Plan Check No. 2199-2021. The
tennis court lighting is requested so that the homeowners can enjoy their tennis court
during the evening, which is consistent with the character of the neighborhood.
The project has conditions of approval requiring light spillage to be minimized and
limiting the operation of lights to be only between the hours of 6:00 a.m. and 11:00
p.m. A light timer is not proposed as part of this minor use permit.
The subject property is not within the Coastal Zone; therefore, a coastal development
permit is not required.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures)
of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
Class 3 exempts accessory structures for existing and new residential structures. The
proposed project consists of eight, 18-foot-high, outdoor tennis court lights located in the
rear yard of a single family, residential property. There are no known exceptions listed in
CEQA Guidelines Section 15300.2 that would invalidate the use of these exemptions.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
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Roberts Tennis Court Lighting (PA2021-237)
Zoning Administrator, February 24, 2022
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APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
MKN/cnc
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING MINOR
USE PERMIT NO. UP2021-038 FOR TENNIS COURT LIGHTING
LOCATED AT 5 LEESBURY COURT (PA2021-237)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Todd Skenderian Architects, with respect to property located at
5 Leesbury Court, and legally described as Tract 11605, Lots 7 and Portions of Lot 8
requesting approval of a minor use permit.
2. The applicant proposes a minor use permit to allow the installation of eight (8), 18-foot-
high, outdoor tennis court lights in the rear yard of a residential property located in the
Aeronutronic Ford Planned Community (PC-24).
3. The subject property is designated Single Unit Residential, Detached (RS-D) by the
General Plan Land Use Element and is located within the Custom Lot, Residential Area
(Area 5), of the Aeronutronic Ford Planned Community (PC-24).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on February 24, 2022 online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of
the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment.
2. Class 3 exempts accessory structures for existing and new residential structures. The
proposed project consists of eight (8), 18-foot-high, outdoor tennis court lights located
in the rear yard of a single family, residential property.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
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Zoning Administrator Resolution No. ZA2022-###
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
Newport Beach Municipal Code, the following findings and facts in support of such findings are
set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
1. The General Plan designates the site as Single Unit Residential Detached (RS-D), which
applies to a range of detached single family residential dwelling units on a single legal
lot and does not include condominiums or cooperative housing.
2. The proposed tennis court lighting, along with the tennis court itself, are consistent with
the RS-D designation as they are accessory structures intended to complement an
existing single family, residential dwelling.
3. Several other properties in the vicinity contain lighted tennis courts and are
complementary to the surrounding residential neighborhood. These locations include 1
Leesbury Court and 5 Weymouth Court. Many of these lighted tennis courts were
originally permitted in the late 1980s, when the Aeronutronic Ford Planned Community
was constructed.
4. The subject property is part of the Aeronutronic Ford Planned Community, which allows
tennis court lighting subject to an approved minor use permit.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
1. The property is located in the Custom Lot, Residential Area (Area 5), of the Aeronutronic
Ford Planned Community (PC-24). The proposed tennis court lighting is permitted
subject to the approval of a minor use permit (MUP) pursuant to Section VIII of the
Aeronutronic Ford Planned Community District Regulations.
2. The proposed tennis court lighting has been reviewed by the City and found to comply
with the criteria outlined in Section VIII, except for the use of metal halide lights. Instead,
LED lights are proposed as part of this project. Staff recommends this deviation from
the Planning Community District Regulations be approved due to the fact that LED lights
are more environmentally conscious than metal halide lights, and LED lights were not
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Zoning Administrator Resolution No. ZA2022-###
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commonly in use when the Aeronutronic Ford Planned Community Regulations were
adopted in 1979.
3. The proposed tennis court lights are consistent with the general lighting standards found
in Section 20.30.070 (Outdoor Lighting) of the Newport Beach Municipal Code, where
the tennis court lighting will provide full cut-off fixtures and is conditioned to allow the
Director to order the dimming of light sources or other remediation upon finding that the
site is excessively illuminated.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity.
Facts in Support of Finding:
1. Several properties near the subject lot also have tennis court lighting; therefore, the
proposed lighting at the subject property complements the character of the surrounding
community. These locations include 1 Leesbury Court and 5 Weymouth Court. Many of
these lighted tennis courts were originally permitted in the late 1980s, when the
Aeronutronic Ford Planned Community was constructed.
2. The tennis court lights have been conditioned to operate only between 6:00 a.m. and
11:00 p.m. to minimize the potential for disrupting neighboring properties. A light timer
is not proposed as part of this minor use permit.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding:
1. The subject lot is relatively flat, with a steep upward slope at the rear of the property.
This slope will assist in shielding neighboring properties from the tennis court lights.
2. The tennis court lights have been designed to minimize light overflow and are directed
away from neighboring properties and the public right-of-way.
3. A photometric study was conducted as part of this minor use permit to determine the
spillover the proposed tennis court lighting is expected to have on neighboring properties
and the public right-of-way.
4. The proposed tennis court lights are not expected to negatively impact public and
emergency vehicle access or public services and utilities as they are minor accessory
structures.
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Zoning Administrator Resolution No. ZA2022-###
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Finding:
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood of the proposed use.
Facts in Support of Finding:
1.The proposed tennis court lights are minor accessory structures; therefore, they are not
expected to impact the harmonious and orderly growth of the city.
2. The proposed tennis court lights have been conditioned to operate only between 6:00
a.m. and 11:00 p.m. to limit any disruption the lighting may cause to neighboring
properties. A light timer is not proposed as part of this minor use permit.
3. Tennis court lights are a common structure in the vicinity. Existing tennis court lighting
has not been found to negatively impact the community; the same can be expected from
the proposed tennis court lights. The existing tennis court lighting at neighboring
properties are also directed and shielded away from neighboring properties.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has
no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2021-038, subject to the conditions set forth in Exhibit A, which is attached hereto
and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF FEBRUARY, 2022.
_____________________________________
Jaime Murillo, Zoning Administrator
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Zoning Administrator Resolution No. ZA2022-###
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CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4.Use Permit No. UP2021-038 shall expire unless exercised within 24 months from the date
of approval as specified in Chapter 20.64 of the Newport Beach Municipal Code, unless
an extension is otherwise granted.
5.The tennis court lighting shall only be operated between 6 a.m. and 11 p.m.
6.The tennis court lighting shall be designed and maintained in such as manner as to conceal
the light source and to minimize light spillage and glare to adjacent residential properties
and streets.
7. This Use Permit may be modified or revoked by the Zoning Administrator if determined
that the proposed uses or conditions under which it is being operated or maintained is
detrimental to the public health, welfare or materially injurious to property or
improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
8. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Use Permit or the processing of
a new Use Permit.
9.
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
10.The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
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Zoning Administrator Resolution No. ZA2022-###
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10-18-21
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
11. Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
12. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
13. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
ind and nature
approval of Roberts Tennis Court Lighting including, but not limited to, Minor Use Permit
No. UP2021-038 (PA2021-237). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such
proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages which City incurs in enforcing the indemnification provisions set forth in this
condition. The applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
Building Division
14. The applicant is required to obtain all applicable permits from the City Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code.
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Attachment No. ZA 2
Vicinity Map
11
VICINITY MAP
Minor Use Permit No. UP2021-038
(PA2021-237)
5 Leesbury Court
Subject Property
12
Attachment No. ZA 3
Project Plans
13
DOWNDOWNDOWNDOWNDOWNPUMPDOWN
DOWN5'-0"3'-0"PUE20'-0" BLDG SETBACK(10') REAR YARD SETBACK31'-6" TYP.11'-0" TYP.TYPICAL FIXTURELOCATIONCLEAR--PLP SO CALSYMBOLMANUFACTURER/MODEL/DESCRIPTIONLIGHTING LEGENDFW-05FENCE / WALL REFERENCE LEGENDREFER TO APPROVED LANDSCAPE PLANS (2199-2020) FOR ADDITIONAL INFORMATIONPROJECT:CLIENT:SHEETSignatureDate2BGBLANDSCAPE ARCHITECTURE MASTER PLANNING URBAN DESIGN3185-C1 Airway Avenue Costa Mesa, CA 92626 O: 714 545 2898 F: 714545 2878DESIGN GROUP Dec 17, 2021 - 1:24pmPRINT DATE:LUKE & JESSICA ROBERTSROB-2001.02ROBERTS RESIDENCE - BELCOURT5 LEESBURY COURT, NEWPORT BEACH, CANN / AG1/8 = 1'-0"PLANLIGHTING11214
PROJECT:CLIENT:SHEETSignatureDate2BGBLANDSCAPE ARCHITECTURE MASTER PLANNING URBAN DESIGN3185-C1 Airway Avenue Costa Mesa, CA 92626 O: 714 545 2898 F: 714545 2878DESIGN GROUP Dec 17, 2021 - 1:23pmPRINT DATE:LUKE & JESSICA ROBERTSROB-2001.02ROBERTS RESIDENCE - BELCOURT5 LEESBURY COURT, NEWPORT BEACH, CANN / AGAS NOTEDDETAILSLIGHTING215
16
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Zoning Administrator
From: Caitlyn Curley, Planning Technician
Date: February 23, 2022
Re: Agenda Item No. 3 – Roberts Tennis Court Lighting MUP
(PA2021-137)
Attached is correspondence from the applicant requesting a change in the
proposed height of the tennis court lighting, front 18 feet to 20 feet. Staff believes
this change to be in substantial conformance with the analysis provided in the
original request and recommends approval of the requested height.
From: Todd Skenderian <todd@tsarchitectslb.com>
Sent: February 23, 2022 9:42 AM
To: Curley, Caitlyn
Subject: 5 Leesbury Court Tennis Court Lighting
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Hi Caitlyn,
We would like to request a slight modification to our application for the Tennis Court Lighting. The
photometric study submitted with the application was based on 20’ high light fixtures. However there
was a detail in the plans that erroneously called out 18’ high fixtures. In order to be consistent with the
photometric study, we would like to request that the height of the light fixtures match the study, at 20’
in height. I can also make this request during the hearing tomorrow, if necessary.
Thx,
Todd
Todd Skenderian Architect
1100 S. Coast Hwy. #316
Laguna Beach, CA 92651
T (949) 715-5461
F (949) 715-5986
Zoning Administrator - February 24, 2022 Item No. 3a Additional Materials Received Roberts Tennis Court Lighting Minor Use Permit (PA2021-237)