HomeMy WebLinkAboutA001 - Council Action Form dated December 11, 2012 ITEM # 21
DATE: 12-11-12
COUNCIL ACTION FORM
SUBJECT: ZONING CODE TEXT AMENDMENT — LIGHTING STANDARDS
ASSOCIATED WITH ALTERNATIVE LANDSCAPE PROVISIONS FOR
AUTO AND MARINE CRAFT TRADE USES
BACKGROUND:
On July 20, 2012, the City Council received a request from a Deery Brothers
representative to reevaluate lighting provisions in the recently adopted alternative
landscape standards for auto dealers. The request expressed concern that the
standards have no provisions for the lighting of a "merchandise lot", and expressed
hope that the Council would consider constructive changes to the lighting level allowed
for their dealership. In response, the Council directed staff to provide a brief report on
the lighting issue.
Prior to reporting back to the Council, staff met with Deery Brother's lighting consultant,
Bob Brown of KJWW Engineering Consultants in Des Moines, who provided the
following information on the output of lighting associated with a representative
commercial developments:
City Hall Parking Lot - 2 foot candles average
High Volume Retail — 3 to 5 foot candles average
Auto Dealers:
* Standard lighting - 3 foot candles average. These would provide
standard lighting levels around customer and employee parking and
storage areas.
* Sales Display Lights - 15 foot candles average. These are for the
balance of the display lot not otherwise lighted with dazzle or highlight
levels.
* Highlight Display Lights - 150 foot candles at a point. — These are higher
lighting levels located along the perimeter to give added focus to cars
viewed from the street.
* Dazzle Display Lights - 300 foot candles at a point. These are high
intense lights in high accent areas, such as near dealership signs or over
cars on elevated or rotating platforms.
1
Mr. Brown emphasized that the only standard under the adopted alternative standards
that the Deerys could comply with without affecting desired light levels is the
requirement to shield the view of fixture lenses from public rights-of-way. This would
entail attaching what are called "glare shields" on the bottom side of the fixtures. These
shields extend down approximately 6 to 8 inches below the fixture housing, and are
located on the public right-of-way side of each fixture visible from the right-of-way. The
view angles shown on cross sections submitted by Mr. Brown provided compelling
evidence that this requirement could be met. Staff believes that compliance with this
standard will significantly mitigate one of the greater glare factors of outdoor
lighting by shielding the visual "hot spots" of light around fixture lenses.
Options Considered by City Council:
In considering the Deery Brothers' request, Council considered the following options:
Option 1 . Retain Status Quo — leave the standards as they are.
Option 2. Amend the standards to:
a. Allow typical sales display light levels (15-foot candles average) in all
auto display areas (no dazzle or highlight levels)
b. Retain lower lighting levels of code in all non-display parking areas
c. Require glare shield requirements for all lights
d. Require security lighting levels in all areas after 10:00 p.m. (2 foot
candles average)
Option 3. Amend the standards to:
a. Allow full levels of auto dealers preferred lighting (e.g., standard,
sales, highlight, and dazzle) in all auto display areas
b. Retain lower lighting levels in all non-display parking areas
c. Require glare shield requirements for all lights
Option 4. Any combination of the above.
In deliberating on these options, Council considered the impacts that high intensity
lighting associated with auto dealer parking lots may have on the visual effectiveness of
the decorative light columns scheduled for installation along Highway 30 just east of the
Deery Brothers site. Staff suggested that without some means of mitigating or softening
the light typically associated with auto dealer parking lots, the visual effectiveness of the
light columns could be significantly diminished.
With that in mind, Council directed staff to prepare an ordinance incorporating
the elements of Option 2. While this option would not allow for the most intense light
auto dealers would choose if left unregulated, it would allow light commensurate with
2
what dealers typically provide in their display sale areas while providing reasonable
mitigation of lighting impacts on the community.
Following that direction, staff prepared the attached ordinance for the Council's
consideration. (See Attachment 1) The ordinance encompasses the changes listed in
Option 2 above, except that it further clarifies how the average lighting levels are to be
achieved. Specifically, it allows up to 90 foot candles at a point on a 10 X 10 foot grid to
achieve 15-foot candles average in the sales areas, and it allows up to 6 foot candles at
a point on a 10 X 10 foot grid to achieve 2-foot candles average in non sales areas and
in all areas after 10:00 pm. This clarification is needed to ensure that the display sales
area will not include the highlight and dazzle lighting levels that the Council wished to
avoid. Allowing an average level without placing a maximum level at a point could
facilitate extremely high light levels in some areas if they were off-set by extremely low
light levels in other areas.
Initially staff considered a 45 foot-candle high point for the sales areas, while
maintaining the 15 foot-candle average. However, Fred Rose, Deery Brothers
representative, had indicated that they will need a range that allows up to 90 foot
candles on the upper end to achieve their 15-foot candle average across the sales area.
This would result in approximately 2.5 foot candles on the low end, and up to 90 foot
candles on the high end. The Council will need to determine if this is an acceptable
level on the upper end. To help determine this, Mr. Brown provided lighting
information from actual sites to help illustrate what this might look like (See
Attachment 2).
As a step in developing the attached ordinance, on October 10, 2012 staff met with a
workgroup to discuss the proposed alternative lighting text. The workgroup consisted of
Bob Brown, KJWW Engineering Consultant, Scott Renaud, Fox Engineering, and
representatives from the Ames Area Amateur Astronomers, including Al Johnson, Ed
Engle, Joe Kollasch and Jim Bonser. At that meeting staff had indicated that the
maximum high point light level could be 45 foot-candles, but a 90 foot-candle high point
was also discussed based on the request from Mr. Rose. Mr. Brown shared the
examples of average foot candle levels for other sites in Ames, including Ames City
Hall, First National Bank, Kum N Go, Target, BP Swift Shop, and George White
Chevrolet. After reviewing the examples given by Mr. Brown and the 90 high point
value proposed by Mr. Rose, the group generally agreed that the proposed
language would help to address the concern for light hot spots, glare and the
concern over the typical light levels associated with the auto dealers.
3
Initially there was still some hesitation about exceeding a maximum 45 foot
candle lighting level. However, there was some degree of comfort in a 90 foot-
candle maximum level seeing the comparison light source values already existing
at the George White Chevrolet dealership and knowing a 15 foot candle average
would be maintained in sales areas.
Staff determined that gathering additional examples of existing lighting levels in the 90
foot-candle range in the community would be of value in the Commission's and
Council's deliberations. To that end, Mr. Brown completed additional site research
(included in Attachment 2) and found some comparable 90 point source and higher
values. The values indicated show point source values which range from 45 to 92 foot
candles as measured from the ground. It should be noted however, that the same
fixture puts out a higher value at a height of 60" from ground. The ground measured
values are the City's standard that must be documented on a Photometric Plan
submitted to staff for confirmation of compliance.
Staff has attempted to show photo representation of light fixtures included in some of
the locations identified in Mr. Brown's research (See attachment 3). However, since it
is difficult for photographs to portray relative lighting levels, staff suggests that
Council members visit the Ames Ford dealership prior to the Council meeting in
order to view first-hand the 92 foot candle illumination level noted in Attachment
2. Council members may also desire to visit the other locations where light
output was measured by Mr. Brown.
At staff's request Mr. Brown also submitted additional information regarding lumen
values for light fixtures to indicate the actual characteristics of a light source (also
included in Attachment 2). Bulbs are given a lumen level based on the light output.
However, the lumen level is an average lumen level over the life of the bulb. This
means that, when new, a fixture typically puts out a higher light level than the average
lumen value as noted on the fixture. The light level would then reduce over the life span
of the fixture. As shown in the attached information, the average fixture emits only 65%
of its initial lumens by the time it meets the mean lumen output or at 40% of its lamp life
(typically 8,000 hours). The average lumen value, along with additional information such
as mounting height, fixture efficiency and distribution, etc., would be used to determine
a foot-candle value and be submitted on a Photometric Plan for staff review for
compliance with the proposed amendment.
Staff wishes to remind the Council that this is an alternate option in the code.
Auto and marine dealers may still choose to install landscaping and lighting to
4
meet the existing lighting code in Section 29.411 if they choose not to utilize this
alternative landscaping and lighting option.
Recommendation of the Planning & Zoning Commission. At its meeting of
November 28, 2012, the Planning and Zoning Commission unanimously recommended
that the City Council adopt the draft ordinance as proposed allowing for a maximum
high point value of 90 foot-candles over an area with an average of 15 foot-candles for
all sales display areas. Mr. Ed Engle of the Ames Amateur Astronomers spoke and
noted the group's support of the proposed ordinance revisions. As the meeting
concluded, the Commissioners also expressed appreciation for the positive
engagement of both industry representatives and local dark sky advocates in
developing an option that was supported by all parties.
ALTERNATIVES:
1. The City Council can approve the attached draft ordinance amending lighting
standards associated with the alternative landscape standards for auto and marine
craft trade uses. (This alternative would entail approval of a maximum 90 foot
candles on the upper end to achieve a 15 foot candle average across the sales
area.)
2. The City Council can approve the attached draft ordinance amending lighting
standards associated with the alternative landscape standards for auto and marine
craft trade uses with modifications (which might include a lower value on the high
end of the allowable lighting range).
3. The City Council can choose to not adopt the proposed text amendments.
4. The City Council can refer this issue back to staff for further information.
MANAGER'S RECOMMENDED ACTION:
Staff believes that the proposed amendments reasonably reflect the lighting level
targets specified in the Council's referral of these amendments and that they provide
appropriate lighting levels for auto and marine craft trade uses. This option was also
found to be acceptable to representatives of the Ames Area Amateur Astronomers, who
played a pivotal role in development of the City's current "dark sky" ordinance.
Therefore, it is the recommendation of the City Manager that the Council accepts
Alternative No. 1, thereby approving the attached draft ordinance amending lighting
standards associated with the alternative landscape standards for auto and marine craft
trade uses.
5
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES,
IOWA, BY REPEALING SECTION 29.403(5)(a)(i)(a)(b)(ii), AND ADOPTING A NEW
SECTION 29.403(5)(a)(i)(a)(b)(1)(2)(3)(ii), TO AMEND LIGHTING STANDARDS
ASSOCIATED WITH ALTERNATIVE LANDSCAPE PROVISIONS FOR AUTO AND
MARINE CRAFT TRADE USES; REPEALING ANY AND ALL ORDINANCES OR
PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH CONFLICT;
PROVIDING A PENALTY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS,the City has adopted landscaping standards for the following purposes:
i. Reduce heat-generating pavement.
ii. Provide greater space for trees to shade and cool pavement.
iii. Provide more space for trees to shade and cool buildings, thereby reducing energy
consumption for air conditioning.
iv. Reduce the number of lights needed to illuminate parking lots and thereby reduce
energy consumption and facilitate Dark Sky objectives
V. Reduce stormwater runoff from impervious surfaces; and
WHEREAS, the City's general landscaping standards for parking lots do not differentiate
between parking lots serving different types of uses; and
WHEREAS, parking lots for auto and marine craft trade are not only for purposes of providing
parking for individuals that visit or frequent the site, they also serve to display products for sale;
and
WHEREAS, alternative landscaping standards for auto and marine craft trade parking lots have
recently been adopted that address the marketing needs of the auto sales industry while also
ensuring that the stated purposes of landscape standards are achieved; and
WHEREAS, information has been provided demonstrating that the maximum light levels
associated with, and required under, the recently adopted alternative landscape standards are not
adequate for outdoor display areas;
NOW THEREFORE, BE IT ENACTED,by the City Council for the City of Ames, Iowa, that:
Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby
amended by adopting a new Section 29.403(5)(a)(i)(a)(b)(1)(2)(3)(ii), to read as follows:
1
a. Landscaped area between parking lot pavement and property lines.
i. Minimum Landscape Width — 20 feet along all property lines abutting
public right-of-way lines, 10-feet along all other property lines along a zoning
boundary, and 5 feet along all other property lines of properties within the
same zone, landscaped as follows:
a. Five feet of the landscaped setback shall be landscaped
according to the L2 , Low Screen landscaping standards of this
Section, with the balance landscaped according to subsection (d)
below; or
b. Landscaped according to L1 standards, except that required
numbers of trees and shrubs may be strategically clustered to allow
visual openings into the site. Trees and shrubs must be clustered in
regular intervals within required landscaped areas, spaced no greater
than 200 feet apart. Each cluster shall include no less than three
trees spaced no greater than 15 feet apart (center to center) with the
trunk of at least one tree in the cluster located within 8 feet of the
parking lot edge (to ensure some shading of abutting pavement).
Because landscaping under this option is less effective at softening
impacts of lighting common to parking areas, all outdoor lighting
shall conform to the following regulations:
1. Lighting in sales display parking lots is limited to 15 foot
candles average, with a maximum 90 foot candles at a point
on a 10 X 10 foot grid; except that after 10:00 p.m. lighting
shall be reduced to 2 foot candles average with a maximum
6 foot candles at a point on a 10 X 10 foot grid.*
2. Lighting in non-display parking lots (e.g., customer
parking, employee parking, storage areas) is limited to 2
foot candles average with a maximum 6 foot candles at a
point on a 10 X 10 foot grid.*
3. All lighting fixtures shall be shielded in such a manner that
the lenses of the fixtures are not visible from public rights-
of-way
* Photometric layouts to utilize mean lumen output of light
source design.
ii. Setback areas beyond the minimum setbacks shall be fully landscaped
applying the landscape element ratios in the LI General Landscaping
standards of this Section.
2
Section Two. Violation of the provisions of this ordinance shall constitute a municipal
infraction punishable as set out by law.
Section Three. All ordinances, or parts of ordinances, in conflict herewith are hereby
repealed to the extent of such conflict, if any.
Section Four. This ordinance shall be in full force and effect from and after its passage
and publication as required by law.
Passed this day of ,
ATTEST:
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
3
Attachment 2: Examples of Average Foot Candle Measurements in Ames
Ames City Hall East Parking lot—(4.4 Foot-Candle Average)
1
rR7,
1e
First National Bank Canopy—(23 Foot-Candle Average)
T
`, I�ALLLJ
S
First National Bank Drive through—(5 Foot-Candle Average)
GL'�G3
Mq=11104OR
Kum n Go Canopy—(25 Foot-Candle Average)
d
Target Parking Lot- (S Foot-Candle Average)
dip -
tweet Pats'
'6 5 A A �!e
1 b
ut.
lot
40
� e
V
} I jl f -Ott
LM
BP Swift Shop-(SO Foot-Candle Average)
D -
Lq �R
I Jed
George White Chevrolet Sales-(15 Foot-Candle Average)
George White Chevrolet Front Row-(70 Foot-Candle Average)
WFIR a k rZ lIrta - L-
IMAILe SOUL L1L11,I1 I '6166!
dw
r..
.+ Im816ry4012*Sofia.
fu
�n Nam
in co
okwiuilu
O
I O
N
• O
/ n
Ln
/ N
ICY,
I r
w
- t)w-VIA%%�1
O �n
z
1 yLn
7 ' _
m
r N O
y li Ln
Ln
O W
O
cn
w I
Q 14 - � w
ow
p .6
i
J
J
MEAN LUMENS-The average lumen output of a lamp over its rated life. Mean lumen values for fluorescent and HID lamps are typically
measured at 40%of their rated lives. The average 400w Metal Halide fixture emits only 65%of its initial lumens by the time it hits Mean
lamp life (40%of total lamp life or 8000 hours) and as low as 40%of its initial lumens by the end of lamp life.
TYPICAL METAL HALIDE LAMPS
Typical Lumen Maintenance Curve
100
m 90
c
E 80
3 70
J
60
50
c 40
30
20
a 10
0
A0 10 20 30 4) 50 60 70 80 90 100
Percent of Rated Life
Figures. HID lamp lumens maintenance curves: (A) I
Approximate Lumen Maintenance
of Metal Halide Lamps
100
90
a�
a
80
E
J
crs
70
C 60 0 20 40 60 80 100
Rated Average Life (Percent)
GENERAL CHARACTERISTICS
/ GE Lamp Type High Intensity Discharge-
Lighting
Bulb ED28z Metal Halide
Base Mogul Screw(E39)
Bulb Finish Clear
27501 - MVR320/VBU/HO/PA Rated Life 20000.0 hrs
GE Multi-Vapor®PulseArc®Quartz Metal Halide ED28 Bulb Material Hard glass
Lamp Enclosure Type(LET) Enclosed fixtures only
Base Temperature(MAX) 210.0 °C
Bulb Temperature(MAX) 400.0 °C
LEED-EB MR Credit 83 picograms Hg per mean
lumen hour
PHOTOMETRIC CHARACTERISTICS
Initial Lumens 31000.0
Mean Lumens 18000.0
Color Temperature 4000.0 K
Color Rendering Index(CRI) 65.0
_ ELECTRICAL CHARACTERISTICS
Wattage 320.0
Burn Position Vertical base up±150
Warm Up Time to 90%(MIN) 2.0 min
Warm Up Time to 90%(MAX) 5.0 min
Hot Restart Time to 90%(MIN) 10.0 min
Hot Restart Time to 90%(MAX) 15.0 min
I DIMENSIONS
Maximum Overall Length 8.2500 in(209.5 mm)
(MOL)
Bulb Diameter(DIA) 3.500 in(88.9 mm)
CAUTIONS&WARNINGS Light Center Length(LCL) 5.000 in(127.0 mm)
R-WARNING:This lamp can cause serious skin burn and eye inflammation from shortwave ultraviolet radiation PRODUCT INFORMATION
if outer envelope of the lamp is broken or punctured,and the arc tube continues to operate.Do not use where Product Code 27501
people will remain for more than a few minutes unless adequate shielding or other safety precautions are used.
Certain types of lamps that will automatically extinguish when the outer envelope is broken or punctured are Description MVR320/VBU/HO/PA
commercially available.Visit the FDA website for more information:http://www.fda.gov/cdrh/radhealth/products/ ANSI Code M 132/M 154
urburns.html Standard Package Case
Caution Standard Package GTIN 10043168275016
•Lamp may shatter and cause injury if broken Standard Package Quantity 12
-Dispose of lamp in a closed container. Sales Unit Unit
Do not use excessive force when installing lamp. No Of Items Per Sales Unit 1
-Do not use lamp if outer glass is scratched or broken. No Of Items Per Standard 12
Package
Warning UPC 043168275019
•Unexpected lamp rupture may cause injury,fire,or property damage
Do not exceed rated voltage.
Do not turn on lamp until fully installed.
-Do not use beyond rated life.
Do not use lamp if outer glass is scratched or broken.
-Do not use where directly exposed to water or outdoors without an enclosed fixture.
If used on a dimming system,see instructions.
Operate lamp only in specified position.
Turn lamp off at least once for 15 minutes per week.
Use in enclosed fixture rated for this product.
Use only properly rated ballast.
•A damaged lamp emits UV radiation which may cause eye/skin injury
-Turn power off if glass bulb is broken.Remove and dispose of lamp.
•Risk of Burn
Allow lamp to cool before handling.
-Do not turn on lamp until fully installed.
Risk of Electric Shock
Do not use where directly exposed to water or outdoors without an enclosed fixture.
Turn power off before inspection,installation or removal.
•Risk of Fire
Keep combustible materials away from lamp.
Use in fixture rated for this product.
GRAPHS&CHARTS
Graphs_Spectral Power Distribution
For additional information,visit www.gelighting.com Pagel
Switch Start Metal Halide
Standard
Switch Start MH Std 40OW ED37 CL U
High performance, Long life and Superior light quality A compact,
energy efficient metal halide lamp that provides crisp,sparkling light
�i
wih long life and high efficiency.
a
Product data
•General Characteristics Chromaticity Coor- 0.385-
Base Mogul[Mogul] dinate X
Base Information Brass[Brass Base] Chromaticity Coor- 0.395-
Bulb ED37 Initial Lumens 39000 Lm
Bulb Material Hard Glass Luminous Efficacy 97.5 Lm/W
Bulb Finish Clear Lamp
Operating Position Universal[Any or Universal(U)] Design Mean Lumens 25350 Lm
Main Application General Lighting
RatedAvgLife(See 20000 hr Lumen Maintenance- 65
Family Notes) 40%life
Energy Saving Not Applicable
• UV-related Characteristics
• Electrical Characteristics Damage Factor D/fc 0.51 -
Watts 400 W PET(NIOSH) 204 h5001x
Lamp Voltage 135 V UV A 19.23 mW/cm2
Lamp Current 3.25 A UV B 0.06 mW/cm2
Ignition Time 120(max)s UV C 0.01 mW/cm2
Re-ignition Time 12(max)min
[min] • Product Dimensions
Light Center Length 7 in
• Environmental Characteristics L
Mercury(Hg) 52(max)mg Max Overall Length 11.5(max)in
Content (MOL)-C
Picogram per Lumen 102.6 p/LuHr Diameter D 4.625 in
Hour
• Luminaire Design Requirements
• Light Technical Characteristics Cap-Base Tempera- 210(max)C
Color Code 640[CCT of 4000K] ture
Color Rendering 6S Ra8 Bulb Temperature 400(max)C
Index
Color Designation Cool White • Product Data
Color Temperature 3900 K
Color Temperature 3900 K Product number 274498
technical
PHILIPS
sense and simplicity
Product Details Page 1 of 2
Product 64188
Number:
Order M400/PS/U/BT28
Abbreviation:
General 40OW METALARC PULSE START compact quartz metal
Description: halide lamp,high output,reduced outer jacket,reduced
color shift,E39 base,BT28 bulb,enclosed fixture rated,
' universal burn,clear,4000K
Product Information
Abbrev.With Packaging Info. M40OPSUBT28 6/CS VSKU
ANSI Code M155/E
Approx.Lumens(initial-horizontal) 31000
Approx.Lumens(initial-vertical) 36000
Approx.Lumens(mean-horizontal) 22400
Approx.Lumens(mean-vertical) 25500
Arc Length(in) 1.5
Arc Length(min) 38
Average Rated Life-Horizontal(hr) 15000
Average Rated Life-(hr) 15000
Average Rated Life-Vertical(hr) 20000
Base E39 Mogul
Bulb BT28
Color Rendering Index(CRI) 65
Color Temperature/CCT(K) 4000
Diameter(in) 3.504
Diameter(min) 89.00
Family Brand Name Metalarc®Pulse Start
Fixture Requirement E
I lot Restrike Time(min) 5-7
Lamp Finish Clear
Light Center Length-LCL(in) 5
Light Center Length-LCL(min) 127
Maximum Base Temperature-Fahrenheit 482
Maximum Base Temperature-Celsius 250
Maximum Bulb Temperature-Fahrenheit 752
Maximum Bulb Temperature-Celsius 400
Maximum Overall Length-MOL(in) 8.31
Maximum Overall Length-MOL(min) 211
Nominal Wattage(W) 400.00
Operating Position Universal
http://ecom.mysylvania.com/sylvaniab2b/catalog/ProductDetailsPrint.inc.isp?isPrint=true 11/15/2012
LightAttachment 3: •
Target
OTARGET
PNARMACP~
s
Jt' ` LiC.
- _ _ :� � � �,�---�.-I� •i _ �-ram _ .,y
I
�S6
1
�1
George White
•
•
•
1� •
i r t
' T C ii � •
t'
11 .
•a
5 �