HomeMy WebLinkAboutA012 - Council Action Form dated November 23, 2004 rct J c�
ITEM # 4V
Pub,
DATE 11/23/04
lat(o r ratM COUNCIL ACTION FORM
SUBJECT: WORKSHOP ON PROPOSED PROCESS AND DESIGN STANDARDS FOR
THE NORTHEAST GATEWAY OVERLAY (O-GNE) DISTRICT.
BACKGROUND:
On November 9, 2004, The City Council directed that this item, including the attached
overlay district proposed regulations, be placed on the next City Council meeting agenda.
It is the City Council's desire to review and discuss the proposed overlay zoning
regulations, prior to scheduling the public hearing and readings necessary to adopt the
proposed O-GNE District regulations.
In addition, on November 9, 2004, the City Council directed City staff to prepare zoning
regulations for consideration by the Planning and Zoning Commission that would allow
rezoning of land for the Northeast Gateway Overlay, prior to review and approval of a
Master Plan for the overlay district.
On November 17, 2004, the Planning and Zoning Commission recommended approval of
the proposed zoning regulations for the approval process and content of a Master Plan and
Major Site Development Plans for the "O-GNE" (Northeast Gateway Overlay) district (see
attached proposed ordinance).
Previously, on November 3, 2004, the Planning and Zoning Commission recommended
approval of the proposed regulations for Design Guidelines and Design Standards, with
modifications, that are included in the attached overlay district proposed regulations.
On November 3, 2004, the Planning and Zoning Commission recommended approval of
the proposed amendment to the Zoning Ordinance to establish the Northeast Gateway
Overlay (O-GNE) District, including Design Guidelines and Design Standards, with the
following modifications:
Delete the proposed Design Standard in Section 29.1108(8)(e), which reads as follows:
(8)(e) Mitigate potential negative impacts to Ketelsen Marsh by commercial
development of the site. Mitigation measures shall be addressed in the
engineering and site design of the development. Hydrology, the eco-system,
lighting, and trash blowing off the site shall be addressed by the site design.
Add a Design Standard in Section 29.1108(8)(e), to read as follows:
(8)(e) The drainage that maintains the current marsh will be reviewed by professional
experts in hydrology, biology, and other relevant areas, and accommodations will
be made by the developer to retain the existing eco-system of Ketelsen Marsh.
Delete the proposed Design Standard in Section 29.1108(16)(a), which reads as follows:
(16)(a) Components of brick and stone are required on the front facades of buildings
throughout the development.
Add a Design Standard in Section 29.1108(16)(a), to read as follows:
(16)(a) The primary components shall be brick and stone on the front facades of
buildings throughout the development.
Northeast Gateway Overlay (O-GNE) District Regulations. The Land Use Policy Plan
(LUPP) and the Zoning Ordinance (Section 29.1104, "O-G" Gateway Overlay), support
enhancement of entries to the community, and have identified the 1-35/East 13th Street
interchange as a gateway where the development of private land is to address the
following design characteristics:
• Specialized signage, lighting, and landscaping announcing the approach.
• Guided placement of buildings and landscaping announcing the approach.
• Limited ingress and egress by individual uses.
• Limited parking in front of uses. Landscaping should be provided in front of parking
areas as a buffer along primary access.
• Any corridors associated with entries should be designed to reflect a continuation of the
distinctive design characteristics of the associated interchange.
Please refer to the attached draft of zoning regulations for the proposed O-GNE district.
The proposed regulations require that a "Master Plan"for the entire district be approved by
the City Council, following rezoning approval. In addition, the Developer of land in this
overlay district is required to obtain City Council approval of a "Major Site Development
Plan" for commercial development on each lot, tract, or parcel of land in the district.
All development on land in the overlay district must meet the "Design Guidelines" and
"Design Standards." Compliance with the Guidelines and Standards is a determination
made by the City Council for the "Master Plan" and also for each "Major Site Development
Plan."
Design Guidelines. "Design Guidelines" express the intent of the community for
development of land in the O-GNE District. "Design Guidelines" were created from
"Shared Interests," identified by the Steering Committee and Focus Groups. In the
proposed overlay district regulations, "Design Guidelines"address the following site design
features:
• Overall Design
• Site Layout
• Access and Circulation
• Landscaping
• Building Design
• Signage and Lighting
2
Design Standards. "Design Standards"are the minimum design requirements established
to implement each particular"Design Guideline." "Design Standards"were first drafted by
the Steering Committee to address the "Shared Interests" (Design Guidelines) and to
provide for quality building design and materials, design that is representative of the area
and the community, design which requires mitigation of potential negative impacts to the
environment, open space, landscaping, and on-site accommodations for all modes of
travel. The "Design Standards" will serve as a tool for developers, architects, engineers,
landscape architects, and other designers in making preliminary design decisions.
The Planning and Zoning Commission and the City Council, with recommendations from
staff, will determine if the "Design Guidelines"and "Design Standards"are satisfied by each
element of the development proposal.
Please note that "Design Guidelines and Standards" will not:
• Control uses of property, or how space within a building is used;
• Guarantee beautiful buildings; or,
• Significantly reduce the height, bulk, scale, or density of a proposed regional
commercial development.
ALTERNATIVES:
1. The City Council can direct staff to set December 14, 2004 as the date for a public
hearing and the first reading of an ordinance establishing the Northeast Gateway
Overlay (O-GNE) District zoning regulations, as proposed
2. The City Council can direct staff to set December 14, 2004 as the date for a public
hearing and the first reading of an ordinance establishing the Northeast Gateway
Overlay (O-GNE) District zoning regulations, with modifications.
3. Action on the proposed zoning regulations for the Northeast Gateway Overlay
(O-GNE) District can be postponed and referred back to City staff for additional
information, or significant changes.
CITY MANAGER'S RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 directs staff to set
December 14, 2004 as the date for a public hearing and the first reading of an ordinance
establishing the Northeast Entryway Gateway Overlay(O-GNE) District zoning regulations,
as proposed.
Attachment
3
"O-GNE" (Northeast Gateway Overlay) District
Sec. 29.1100. OVERLAY ZONES.
(2) Establishment. The Overlay Zones established by this Ordinance are:
(a) "O-SFC" Single Family Conservation Overlay;
(b) "O-H" Historic Preservation Overlay;
(c) "O-E" Environmentally Sensitive Area Overlay;
(d) "O-G" Gateway Overlay;
(e) "O-UI" University Impacted District;
(f) "O-SLF" South Lincoln Fringe Overlay;
(g) "O-GSE" Southeast Entryway Gateway Overlay District; and,
(h) "O-GNE" Northeast Gateway Overlay District.
Sec. 29.1108. "O-GNE" (NORTHEAST GATEWAY OVERLAY).
(1) Purpose. The intent of the "O-GNE" (Northeast Gateway Overlay) district is
to ensure that regional commercial development, which occurs on land with
the "O-GNE" zoning designation, results in a high quality development,
which is representative of the most desirable design quality and character
that exists in the community. Over the entire district, the design is to
integrate open space, landscaping, entry features and artwork, storm water
management, buildings, parking, access by all modes of transportation,
lighting, and signs in a manner that respects the environment, is
representative of the native Iowa landscape, and exhibits energy efficiency.
(2) Applicability. The "O-GNE" district shall be designated by ordinance
amending the Official Zoning Map.
(3) Master Plan. Approval of the Master Plan by the City Council is required
prior to the submittal of any Major Site Development Plan proposing
development of land in the "O-GNE" district.
(a) Land Area to be Included. The Master Plan shall include all land area
within the "O-GNE" district.
(b) Written Narrative. The Master Plan submittal shall include a written
narrative, describing how each Design Guideline and Design Standard is
addressed by the Master Plan.
- 1 -
(c) Existing Conditions. The Master Plan shall describe the following
existing conditions:
(i) Topography (contours at two-foot intervals);
(ii) Location and type of existing structures;
(iii) Type, size, and location of plant materials;
(iv) Dimensions and location of easements;
(v) Location and dimensions of public right-of-way on the site, and
adjacent to the property boundaries;
(vi) Location and dimensions of accesses to the site (including
accesses to agricultural crop land);
(vii) Size and location of utilities;
(viii) Size and location of known drainage tiles;
(ix) Location of designated wetlands (including plans for mitigation);
(x) Flood plain and floodway boundaries; and,
(xi) Type and location of signs, lighting, and fences.
(d) Proposed Development. The Master Plan shall describe the following
elements of the proposed development:
(i) Building placement and approximate dimensions;
(ii) Parking locations and approximate dimensions;
(iii) Location, type, and size of landscaping, screening, buffers, and
open space;
(iv) Location and design of public and private gateway features and
common areas; and,
(v) Circulation pattern for all modes of transportation on the site.
(e) Other Items. The Master Plan submittal shall include a statement of the
following items:
(i) General storm water management plan;
(ii) Architectural styles and exterior materials to be used;
(iii) Strategy for mitigating any potential negative impacts to the
environment on the site and on surrounding properties;
(iv) Plan for the type, design, materials, and scale of signs;
(v) Plan for outdoor lighting;
(vi) Phasing plan for development;
(vii) Lot layout and dimensions;
(viii) Type of use(s) planned for each building; and,
(ix) Conceptual exterior elevations and building materials for each
building.
- 2 -
(f) Procedure for Approval of the Master Plan. The procedure for approval
of the Master Plan is described as follows:
(i) Applications for approval of the Master Plan shall be submitted to
the Department of Planning and Housing.
(ii) The Director of the Department of Planning and Housing shall
prescribe the forms on which applications are made. Applications
shall include the name and address of the applicant, the name and
address of the owner of each lot involved, and the relationship of
the applicant and the property owner in connection with the
application. If the applicant or property owner listed on the
application is an entity other than a natural person, the application
shall also include detailed information regarding the principals of
the entity. The Director of the Department of Planning and Housing
shall prescribe any other material that may reasonably be required
to determine compliance with this Ordinance, with sufficient copies
for necessary referrals and records.
(iii) Applications that are not complete shall be returned to the
applicant, with a notation of the deficiencies in the application.
(iv) Staff Review. Upon receipt of a complete application, the Director
of the Department of Planning and Housing shall forward copies to
the City staff for a determination of compliance with applicable
requirements and policies of the City. Upon completion of staff
review, the Director of Planning and Housing shall forward the
application and the staff recommendations to the Planning and
Zoning Commission.
(v) Planning and Zoning Commission. Commission review shall not be
concluded until consideration is given to comments at a public
hearing, which may be scheduled as part of the regularly scheduled
meeting. Notification of the public hearing shall be made by mail
and posting, in accordance with Sections 29.1500(2)(d)(i) and (iii).
Within 30 days of the hearing, the Planning and Zoning
Commission shall submit the written recommendation to the City
Council setting forth the reasons for its recommendation of
acceptance, denial or modification of the application.
- 3 -
(vi) City Council Decision. After the transmittal of the recommendation
from the Planning and Zoning Commission, the City Council shall
consider the application at a public hearing conducted as part of a
regularly scheduled meeting. Notification of the public hearing shall
be made by mail and posting, in accordance with Sections
29.1500(2)(d)(i) and (iii). The City Council action shall be by
motion.
(4) Major Site Development Plan. Upon approval of the Master Plan by the
City Council, an application may be submitted to the City for approval of a
Major Site Development Plan to allow the development or redevelopment of
any lot, tract or parcel of land in the "O-GNE" district. Approval of each
Major Site Development Plan by the City Council is required, prior to the
issuance of a Building/Zoning Permit for development on any lot, tract or
parcel of land in the "O-GNE" district. The applicant shall comply with
Sections 29.1502(1) (2) & (4), and 29.1108(3), as applicable.
In addition, a written narrative, describing how each Design Guideline and
Design Standard is addressed by the Major Site Development Plan, shall be
included as part of the application.
(5) Amendments to the Approved Master Plan and Major Site
Development Plans. Amendments to the approved Master Plan and Major
Site Development Plans may be needed as development in the "O-GNE"
district progresses.
(a) Applications for approval of amendments to the Master Plan and/or any
Major Site Development Plan shall be submitted to the Department of
Planning and Housing.
(b) The Director of the Department of Planning and Housing shall prescribe
the forms on which applications for amendments are to be made.
Applications shall include the name and address of the applicant, the
name and address of the owner of each lot involved, and the relationship
of the applicant and the property owner in connection with the
application. If the applicant or property owner listed on the application is
an entity other than a natural person, the application shall also include
detailed information regarding the principals of the entity. The Director
of the Department of Planning and Housing shall prescribe any other
material that may reasonably be required to determine compliance with
these regulations, with sufficient copies for necessary referrals and
records.
(c) Applications that are not complete shall be returned to the applicant, with
a notation of the deficiencies in the application.
- 4 -
(d) Minor Amendments. Minor amendments to the approved Master Plan
and/or any Major Site Development Plan shall be approved by the
Planning and Housing Director following a review and recommendation
by City staff.
Minor amendments are defined as changes that:
(i) Do not constitute a change in the land use of the project, or the
overall layout and design;
(ii) Do not alter the overall landscape design, except a change to the
landscape buffer between commercial development and Ketelsen
Marsh to the north will be considered to be a "Major Amendment";
or,
(iii) Do not alter the height, placement, or dimensions of buildings in a
manner that is inconsistent with the overall site layout and design,
as determined by the Planning and Housing Director.
(e) Major Amendments. Major amendments to the approved Master Plan
and/or any Major Site Development Plan shall be approved by the City
Council and shall include all changes other than those listed as "Minor
Amendments" in Section 29.1108(5)(d).
(i) Staff Review. Upon receipt of a complete application for a major
amendment to the approved Master Plan and/or any Major Site
Development Plan, the Director of the Department of Planning and
Housing shall forward copies to the City staff for a determination of
compliance with applicable requirements and policies of the City.
Upon completion of staff review, the Director of Planning and
Housing shall forward the application and the staff
recommendations to the Planning and Zoning Commission.
(ii) Planning and Zoning Commission. Commission review shall not be
concluded until consideration is given to comments at a public
hearing, which may be scheduled as part of the regularly scheduled
meeting. Notification of the public hearing shall be made by mail
and posting, in accordance with Sections 29.1500(2)(d)(i) and (iii).
Within 30 days of the hearing, the Planning and Zoning
Commission shall submit the written recommendation to the City
Council setting forth the reasons for its recommendation of
acceptance, denial or modification of the application.
- 5 -
(iii) City Council Decision. After the transmittal of the recommendation
from the Planning and Zoning Commission, the City Council shall
consider the application at a public hearing conducted as part of a
regularly scheduled meeting. Notification of the public hearing shall
be made by mail and posting, in accordance with Sections
29.1500(2)(d)(i) and (iii). The City Council action shall be by
motion.
(6) Distinction Between Design Guidelines and Design Standards. The
Design Guidelines are intended to express the intent of the community for
the development of land in the "O-GNE" district. The Design Standards are
the minimum design requirements established to implement each particular
Design Guideline.
(7) Guidelines for Overall Design. The overall design is cohesive and one of
continuity with the landscape. The design shows a respect for the natural
features of the site and surrounding properties, as well as exhibiting the best
the community has to offer and informing the visitor of the community's
common design values through the use of building materials and design
features.
The site design and gateway appearance shall be reflective of the
community. This is accomplished through the use of materials common to
the area; through the repetition of architectural design features found
elsewhere in the community; through the use of energy efficient and
environmentally friendly measures; by placing a variety of buildings in a
naturalistic park-like setting; by using design elements of other community
gateways; by portraying the people and history of Ames in the design; and,
by providing convenient and safe access for pedestrians, bicyclists, and
motorists.
(8) Standards for Overall Design. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for
"Overall Design":
(a) Include design elements in the entry features for the site, such as:
lighting, monuments, artwork, water, prairie savannah plants, brick,
stone, decorative paving patterns, vertical architectural elements, as well
as design elements and materials of other Ames community gateways.
(b) Include courtyards, squares, and/or plazas, in the site design.
(c) Reserve an area of the site for a "community welcome center".
(d) Direct access between commercial development and Ketelsen Marsh is
prohibited.
- 6 -
(e) The drainage that maintains the current marsh will be reviewed by
professional experts in hydrology, biology, and other relevant areas, and
accommodations will be made by the developer to retain the existing
eco-system of Ketelsen Marsh.
(f) Communications towers are prohibited.
(9) Guidelines for Site Layout. The site layout is guided by the Master Plan,
which integrates the roadways, bikeways, pedestrian walkways, parking,
buildings, and landscaping in a coordinated fashion into a naturalistic
landscape, properly manages storm water, and provides convenient and
safe access for all modes of travel to and within the site. Design of the
commercial development is to create a unique site plan unified with the
entire O-GNE district.
(10) Standards for Site Layout. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for
"Site Layout":
(a) Locate buildings, open space, and plantings to enhance the network of
pathways, roadways, and pedestrian areas. Define spaces of the
appropriate scale for each, and buffer these areas from nuisances.
Areas of the site designed for enhanced use by pedestrians, are to
provide the greatest benefit to the most users, and improve the
functional relationships and linkages on and off the site.
(b) Arrange buildings to create view corridors on and off the site, between
pedestrian destinations, including building entrances, and open space.
(c) Distribute parking areas around buildings in order to shorten walking
distance, and to reduce the overall scale and impact of parking areas.
(d) Use a consistent design theme or palette for site layout and building
architecture.
(e) Mitigate negative impacts and incorporate the mitigation measures into
the topography, landscape features and drainage characteristics of the
site and surrounding properties.
(f) Screen service areas, storage areas and refuse enclosures from public
view, with a combination of landscaping, fences and walls. Cluster the
locations of service and refuse areas.
- 7 -
(g) Locate drive-through windows, menu boards, mechanical equipment,
and associated stacking lanes to minimize impacts on other areas of the
development site, as well as impacts on adjacent properties. Such site
features are to be integrated with the building design and screened from
off-site property.
(11) Guidelines for Access and Circulation. Traffic, access, and circulation
accounts for all modes of travel. The road design accommodates the
anticipated motor vehicle traffic volume and promotes pedestrian safety.
The transportation system facilitates visitors to explore the community.
(12) Standards for Access and Circulation. The following Design Standards
are the minimum requirements necessary to implement the Design
Guidelines for "Access and Circulation":
(a) Provide an integrated system of open space and pathways for
pedestrians and bicyclists, which lead to the perimeter of the site for
connections to the rest of the community.
(b) Provide a complete and continuous network of separate pedestrian,
bicycle, and motor vehicle pathways and roadways, as well as open
space that connects all building entrances, parking areas, transit stops,
and adjacent properties.
(c) Provide accommodations for the circulation of public transportation on
the site.
(d) Provide a change in paving materials, and a change in textures/colors
where pedestrian walkways cross drives to emphasize the conflict point,
improve visibility, enhance safety, and provide aesthetic appeal.
(e) Provide bicycle parking at locations that do not obstruct the flow of
pedestrians, are identified with signage, are visible, and are located near
customer entrances.
(13) Guidelines for Landscaping. The site design shall employ landscaping,
open space, green space, public space, trees, buffering, and the natural
environment to integrate the buildings, parking lots, artwork, and
architectural entry features.
- 8 -
(14) Standards for Landscaping. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for
"Landscaping".-
(a) Integrate storm water management systems into the site in ways that
enhance the public space and sustain landscape plantings native to the
area, with such features as: flowing water, ponds, landscaped
waterways, and other water features. Storm water features are to be
attractive, as well as functional.
(b) Use native tree and shrub species, or their cultivars, for the majority of
trees and shrubs planted on the site.
(c) Design large areas of landscaping (such as open spaces, buffers,
waterways, and storm water retention areas) to exhibit a natural setting,
rather than a manicured appearance.
(d) A buffer strip between regional commercial development and Ketelsen
Marsh will be established through the use of fencing, native plantings,
and landscaped swales and/or berms to separate the marsh from
commercial development.
(e) Achieve unity of design by repeating plant variety groupings and other
materials, and by coordination with landscaping on adjacent properties
where appropriate (including right-of-way streetscape designs).
(f) Provide dense landscaping, in combination with architectural treatments,
to screen storage areas, trash enclosures, utility cabinets, mechanical
equipment, service areas, and other similar elements. Provide
landscaping along building foundations and pedestrian walkways.
(g) Include landscaping for all entry drives and storm water detention areas
as part of the first phase of construction.
(h) Design parking areas with a combination of landscape plantings,
screening, and buffers to avoid the visual appearance of vast expanses
of hard-surface paving, and to avoid narrow strips of grass and/or
plantings.
(i) Incorporate a high quality fence design throughout the site. Chain-link
fencing is prohibited.
- 9 -
(15) Guidelines for Building Design. Building design includes a variety of
building sizes of high quality design and materials for which there is wide
latitude for creativity within the framework of the Master Plan for the entire
site. Buildings will be designed to reduce the massive scale and the
uniform, impersonal appearances of large commercial buildings, for energy
efficiency, and to provide visual interest that will be consistent with the
community's identity, character, and scale.
Architectural design shall create and contribute to the uniqueness and
sense of place of the development. Building elevations shall consider the
character of the community and incorporate design elements representative
of such community character.
(16) Standards for Building Design. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for
"Building Design":
(a) The primary components shall be brick and stone on the front facades of
buildings throughout the development.
(b) Incorporate variations in building height, building mass, roof forms,
rooflines, changes in wall planes, and articulation of building facades in
the architectural design of all buildings. In addition, incorporate variations
in color, materials, and texture. Parapets shall be used to conceal flat
roofs and mechanical equipment.
(c) Use consistent architectural detail and character on all sides of the
buildings, which are visible from adjoining properties and/or public
streets.
(d) Design building entrances that are easily identified through the use of
one or more of the following methods, applied at a scale consistent with
the building: projected or recessed entryways, porticos, higher rooflines,
changes in building material, or color.
(e) Locate loading and outdoor storage areas so as not to be visible from
adjoining properties and/or public streets, and screen, recess, and/or
enclose such areas. Appropriate locations for loading and outdoor
storage areas include areas between buildings, where more than one
building is located on a site, or on those sides of buildings that do not
have customer entrances. Screen walls shall be consistent with the
architectural character of each building.
(f) Pseudo-historical themes are not allowed.
- 10 -
(g) Design the buildings to utilize similar colors, materials and textures, as
well as repeating patterns, rhythms, and proportions found within the
architecture of other buildings in the development to achieve unity of
design.
(h) Incorporate a combination of arcades, pedestrian-level display windows,
multiple fenestrations, storefronts, and store entrances into building
frontages and sides of buildings oriented to the street, or other public
areas (i.e. parks, open space, walkways, or vista corridors).
(i) Exhibit architectural detail in doors, windows, and other openings of
building frontages along ground floor pedestrian areas.
Q) Incorporate an architectural covering, consistent with the design theme
of the building, for all drive through windows.
(k) Use muted earth tones as the predominant colors for the exterior of
buildings.
(17) Guidelines for Signage and Lighting. Signage is tasteful, simple, as
unobtrusive as possible, and is integrated with the entry design elements.
Signs are designed to be easily recognized and relate to all modes of travel
on the site, but not dominant over its architectural features.
Include a comprehensive system of signage conveying messages essential
to the function, safety, and security of users and residents.
Achieve a consistency of display with a hierarchy of signage. Use a
minimum number of sign sizes to provide easy "way finding" for all modes of
circulation.
Lighting shall be varied by intensity, location, time of use, and direction in an
effort to protect viewing of the night sky and the biology of the Ketelsen
Marsh from light interference.
Outdoor illumination provides a unified lighting system that: will allow a
quality image that is perceivable, yet unobtrusive; reinforces the hierarchy
and delineation of the circulation system; provide sufficient illumination; and,
enhance safety and visibility in the "O-GNE" District.
- 11 -
(18) Standards for Signage and Lighting. The following Design Standards are
the minimum requirements necessary to implement the Design Guidelines
for "Signage and Lighting":
(a) Integrate the design of all signage with the surroundings in terms of size,
shape, color, height, texture, and lighting so as to be secondary to the
architecture of buildings and the design of the site.
(b) Billboards are prohibited in the "O-GNE" district.
(c) Any ground-mounted signs on outlots shall be monument style not
exceeding twelve (12) feet in height.
(d) On-site directional signs shall be consistent with the overall design
theme of the development.
(e) Outdoor temporary signs, other than construction, real estate, and grand
openings, are prohibited.
(f) Maintain balanced light levels on-site and between abutting developed
properties. Competing light levels shall be avoided.
(g) Use of cut-off fixtures, mounting heights, and the elevation of potential
viewers are mitigation measures that shall be utilized to control glare.
(h) Bare incandescent light bulbs shall not be permitted in view of adjacent
property or public right-of-way.
(i) Lighting fixtures shall be of a type (such as halogen or metal halide) to
ensure true-color at night and ensure visual comfort for pedestrians.
Q) Building-mounted lighting may be used only to highlight specific
architectural features or primary customer or building entrances.
General floodlighting of building facades is not permitted.
(k) All lighting for commercial activities shall be reduced to security levels
between 11:00 p.m., or one hour after the business closes (whichever is
later), and sunrise.
(1) All outdoor lighting fixtures shall be fully shielded.
(m)AII outdoor lighting fixtures shall be placed so as to minimize light
trespass and glare beyond the property boundary.
- 12 -