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Home My WebLink AboutA002 - Memo from Planning & Housing dated November 8, 2012 Memo o Department of Planning& Housing Caring People Quality Programs Frranfinnnl.Carviry TO: Diane Voss, City Clerk NOV 2 9 2012 _ .._ .. FROM: Karen Marren, Planner Gi!'1' ClTI,r� DATE: November 8, 2012 SUBJECT: Zoning Ordinance Text Amendment Pertaining to Lighting and Alternative Landscape Standards Case File ZTA-12-10 The Planning and Zoning Commission took action on the above-mentioned amendment to the Zoning Ordinance at its meeting of November 7, 2012. 1 r1 901,9- I The City Council will be reviewing this proposed amendment at its meeting of November 27, 2012. 4 I have attached a copy of the Commission Action Form dated November 7, 2012. Please contact me at extension 5400 if you have any questions regarding this agenda item. KM\md Attachment S:\PLAN_SHR\Council Boards Commissions\PZ\Letters & Memos\2012\Memo to Clerk Regarding Text Amendment - Lighting & Alt. Landscaping Standards-11-08-12.doc ITEM # 6 DATE 11-28-12 COMMISSION ACTION FORM SUBJECT: AMENDMENT TO 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 representative of Deery Brothers 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 City 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 typical commercial development: 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. 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 1 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 response to the Deery Brothers request, staff provided the following options to Council: 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, the 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 planned 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, the 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 what dealers typically provide in their display sale areas while providing reasonable mitigation of lighting impacts on the community. 2 With that background, staff has prepared the attached draft ordinance for the Commission'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. There are other ranges that can be specified that will still achieve the 15 foot candle average target, and in fact Deery Brothers representative Fred Rose 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 Commission and Council will need to determine if this is an acceptable level on the upper end. To help determine this, Mr. Brown has provided lighting information and pictures from actual sites to help illustrate what this might look like (See Attachment 2). On October 10, 2012, staff met with a workgroup to address the proposed alternative lighting text. The workgroup consisted of Bob Brown, KJWW Engineering Consultants, 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 the maximum high point light level at 45 foot-candles, but a 90 foot-candle high point was discussed based on the request from Mr. Rose. Mr. Brown showed 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 helps to address the concern for light hot spots, glare and the concern over the typical light levels associated with the auto dealers. 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. 3 This item was originally scheduled for the November 14'h Planning and Zoning Commission meeting. However, staff determined that gathering additional examples of existing lighting levels in the community would be of value in the Commission'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. Since it is difficult for photographs to portray relative lighting levels, staff suggests that Commission members visit the Ames Ford dealership prior to the Commission meeting in order to view first-hand the 92 foot candle illumination level noted on Attachment 2. Commissioners may also desire to visit the other locations where light output has been measured by Mr. Brown. Finally, at staffs 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 would typically put 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 8000 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. Reminder that this is an alternate; auto/marine dealers may still choose to install lighting to meet the existing outdoor lighting code in Section 29.411 if they choose not to utilize this alternative landscaping option. 4 ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve the attached draft ordinance amending lighting standards associated with the alternative landscape standards for auto and marine craft trade uses. (This alternative would recommend approval of a maximum 90 foot candles on the upper end to achieve a 15 foot candle average across the sales area.) 2. The Planning and Zoning Commission can recommend that the City Council 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 Planning and Zoning Commission can recommend that the City Council not adopt the proposed text amendments. 4. The Planning and Zoning Commission can refer this issue back to staff for further information. 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 reasonable 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. Staff therefore recommends that the Commission act in accordance with Alternative 1, which is to recommend that the City Council approve the attached draft ordinance amending lighting standards associated with the alternative landscape standards for auto and marine craft trade uses. (This alternative would recommend approval of a maximum 90 foot candles on the high end of the allowable lighting range.) S:\PLAN SHR\Council Boards CommissionsT Commission Action Forms\Text Amendments\Alternative landscaping and lighting Standards for Auto Dealers.docx 5 Attachment 1 (PDF of Draft Ordinance to revised Section 29.403(4)(b)(i)(i)) 6 ORDINANCE NO. AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY REPEALING SECTION 29.403(4)(b)(i)(i),AND ADOPTING A NEW SECTION 29.403(4)(b)(i)(i) 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 frequeixt 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(4)(b)(i)(i), to read as follows: 1 i. Landscaped area between parking lot pavement and property lines. a. 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: i. 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 ii. 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. 2 b. Setback areas beyond the minimum setbacks shall be fully landscaped applying the landscape element ratios in the LI General Landscaping standards of this Section. 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 (PDF file of Examples of Average Foot Candle Measurements in Ames) 7 Ames City Hall East Parking lot—(4.4 Foot-Candle Average) i 4 — x a y �1 jai - w ,r w � First National Bank Canopy—(23 Foot-Candle Average) 111 .i - _ TI _ 7� 4 i k First National Bank Drive through—'(5 Foot-Candle Average)] I. -A w N tit ,,tire.•;: rt� . Z,a1 ij 6 - t � irl ro- i illi r € Kum n Go Canopy—(25 Foot-Candle Average) t ' I i I 7 a r (G 4 it 6 I X c a if g ry .r _ „�, : '¢ •i�i .r _: tit'' �"�`'- �,? '' Target Parking Lot-(5 Foot-Candle Average) � ab a M'j'W q e �� A! rp. t h � ,2 "r ULM BP Swift Shop-(50 Foot-Candle Average) P � k IA y � OEM Y rx` y 1;5'�, M �'^ j I- mod o � r George White Chevrolet Sales-(15 Foot-Candle Average) George White Chevrolet Front Row-(70 Foot-Candle Average) wit 1h�G 3'� 11 C, uj r �" i r- n iu+ rid r jL7 ALL • t 1 If r �t -4w LL,$ p,TN w yy y. �i I l ii�ai�i�4 � �i r ti a e r< 3 xc �hd Ln PA LU - ip Ln all a�x O N O tt> rt � � ��Ilhplilw cn 0 LLJ 5 h; Lf) ¢ F— b 5 �t ttFI�iV9 a y — ' h 0 Q *r� 0 c� Lu m Lijti o- co LU C} Of UJ LL LL i a m Q W C J J J tia MEAN LUMENS AMENS-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 ______ ___..___ _._....._....:.._... _...__.....__....... T ---__.._..._-..._......_- m 90 s J 70 60 Z 50 0 40 .-----.___ ..-...-_ .-.._- T_ _.-......_____.._.__.._....._-.-...._..._.._.. -• 30 - c 20 aw 10 0 1� 0 fD 20 30 40 60 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 CIL rh 80 E I� J I 70 C C 60 0 20 40 60 80 100 Rated Average Life (Percent) GENERAL CHARACTERISTICS E Lamp Type High Intensity Discharge- Quartz Metal Halide LI 'r-11-,I-0 n Bulb ED28 Base Mogul Screw(E39) -00 Bulb Finish Clear 7501 - MVR3201VBU/H01PA 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 (ti _ Mean Lumens 18000.0 q . 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 DIMENSIONS Maximum Overall Length 8.2500 in(209.5 mm) (MOL) v 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 bum 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. Description MVR320NBU/HO/PA Certain types of lamps that will automatically extinguish when the outer envelope is broken or punctured are p commercially available.Visit the FDA websile for more infonnation:http:/Avww.fda.gov/cdrh/radhealth/products/ ANSI Code M132/M154 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 1No Of Items Per Standard 12 -Do not use lamp if outer glass is scratched or broken. 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 Bum -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 Page 1 Switch Start Metal Halide Standard ? Switch Start. MH Std 40OW ED3" CL U V High performance,Long life and Superior light quality A compact, energy efficient metal halide lamp that provides crisp,sparkling light 4 wih long life and high efficiency. 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 Lumen Maintenance- 65 RatedAvgLife(See 20000 hr 40%life Family Notes) Energy Saving Not Applicable • UV-related Characteristics Electrical Characteristics Damage Factor D/fc 0.51- 400 W PET(NIOSH) 204 h5001x Watts V UV A 19.23 mW/cm2 Lamp Voltage 400 UV B 0.0 mW/cm2 Lamp Current 3.25 A 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 -C Diame 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 65 Ra8 Bulb Temperature 400(max)C Index Color Designation Cool White Product Data Color Temperature 3900 K Product number 274498 Color Temperature 3900 K 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 bbrev.With Packaging Info. M40OPSUBT28 6/CS 1/SKU NSI 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(mm) 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 Hot Restrike Time(min) 5-7 Lamp Finish Clear Light Center Length-LCL(in) 5 Light Center Length-LCL(mm) 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(mm) 211 Nominal Wattage(W) 400.00 Operating Position Universal http://ecom.mysylvania.com/sylvaniab2b/catalog/ProductDetailsPrint.inc.jsp?isPrint=true 11/15/2012