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11-18-98 Agenda and Packet
FILE AGENDA CHANHASSEN PLANNING COMMISSION WEDNESDAY,NOVEMBER 18, 1998 at 7:00 P.M. CHANHASSEN CITY HALL, 690 CITY CENTER DRIVE CALL TO ORDER OLD BUSINESS PUBLIC HEARINGS 1. US Bank for a variance from the area requirements of the sign ordinance for the construction of a wall sign located at 800 West 78th Street. 2. Wetland Alteration permit request from Carver County for Minnewashta Regional Park. The proposal will impact approximately 6,000 square feet of wetland as part of a swimming beach expansion project. The proposed impact is regulated by the State of Minnesota's Wetland Conservation Act(WCA)and by the City of Chanhassen's wetland ordinances. 3. Amendment to Variance Approval for the Chanhassen Cinema Sign. 4. Contractor Property Developers Company request for rezoning of 16.4 acres from RR, Rural Residential to RSF, Residential Single Family; preliminary plat of 16.4 acres into 17 single family lots with variances. The property is located on the south side of Lake Lucy Road just north of Lake Lucy, Lake Lucy Estates. 5. Consider an amendment to the City Code to Section 20-913 ( c), Lighting, to regulate the height, spacing and type of light fixtures. NEW BUSINESS APPROVAL OF MINUTES ONGOING ITEMS OPEN DISCUSSION ADJOURNMENT NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m. as outlined in official by- laws. We will make every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. C I TY O F PC DATE: 11/18/98 \ _ CUA 1 U A C C E N CCDATE: 12/14/98 CASE#: 98-25 SIGN (VAR) By: Kirchoff:v STAFF REPORT PROPOSAL: (1) A request for an 8.25 sq. ft. variance from the requirement that wall business signs shall be permitted on street frontage for each business occupant within a building only and that 3 percent or 225 sq. ft. of the wall may be covered with signage. Z (2) A request for an amendment to Variance# 94-1. Q LOCATION: 800 West 78th Street V (Byerly's) J (L APPLICANT: Leroy Signs, Inc. US Bank a Chris Clark 2800 East Lake Street 6325 Welcome Avenue North Minneapolis, MN Minneapolis, MN 55429 728-8440 535-0080 PRESENT ZONING: BG, General Business ACREAGE: N/A DENSITY: N/A ADJACENT ZONING AND LAND USES: N: PUDR, Planned Unit Development Residential S: PUD, Planned Unit Development; Target a E: OI, Office/Institutional; City Hall W: BG, General Business WATER AND SEWER: Available to the site F- PHYSICAL CHARACTER: This site contains a shopping center with a grocery store as the (f) main tenant. 2000 LAND USE PLAN: Commercial ---,--- -\-,N.//:Alp •voffill 111r2ITL)1%-'- mr v dri rgle ii.A .s,‘-e,-. t,....,- 1,, 1110 44111P 11401.1 : n111. � • V • v•; � x1111 A ,,i� ' 10 D. r", ' ► a � , L O TKE LUCY \ l . NO V4 "4°.1S .A US 441)11167i: '---R1;4. ) I(414:ak Pa rz:. 1-=w: --�T1iLJ;4*' it 11111,�tit le4 41.11 go Lit MITGINIPM j., GREENWO• i ••••...•• e t • SHORES S..■■ .��� •0' IR�©►�,010,4 1Va� ARK - ���el111��1/ ♦ /1i1 k tr i r TI''' ' .MEADOW :40` o 'w, 4111114, . 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I. ♦at 2 DRIVE fit •� • ,'�..� Oar-'.. .' �1�� _ Q / US Bank Variance November 18, 1998 Page 2 APPLICABLE REGULATIONS Section 20-1303 (3) states that wall business signs shall be permitted on street frontage for each business occupant within the building only(Attachment 2). (Note: US Bank is located inside the Byerly's grocery store and does not have street frontage.) Section 20-1303 (3) states that the total of all wall mounted sign display areas shall not exceed 3 percent of the total wall area(Attachment 2). BACKGROUND In 1994, Byerly's was granted a 351 sq. ft. variance for the installation of the signage on West 78th Street. At that time, wall signage could not exceed 80 sq. ft. or 15 percent of the wall area. Byerly's proposed to install 431 sq. ft. of signage on the West 78th Street frontage. The sign ordinance was amended in 1995 to limit the size of the wall sign to a certain percentage of the wall area depending on the size. For instance, since Byerly's has 7,500 sq. ft. of wall area on West 78th Street so they would be permitted to have 3 percent or 225 sq. ft. of signage. By today's standards, Byerly's exceeds the permitted sign area by 206 sq. ft. US Bank is requesting a variance from the sign ordinance requirements and an amendment to Variance#94-1 to install a wall sign. A variance is required for the applicant since signs are only permitted for tenants with street frontage and Byerly's was granted a variance for the existing signage. ANALYSIS The applicant is requesting a variance to install an 8.25 sq. ft., non-illuminated wall mounted sign along West 78th Street. The sign is proposed to be located between the existing`Byerly's" and"Wines & Spirits"signage. The sign is proposed to be white and red. Staff does not believe that US Bank has not demonstrated a hardship. A hardship is present when a reasonable use cannot be made of the property. The owner does have more than a reasonable opportunity to install signage for the primary use. Byerly's was granted a large variance from the ordinance for signage on the south and east sides of the building. A condition of approval of the variance was that"the signage for the remainder of the development shall comply with city code"(see Attachment 4). The proposed US Bank sign does not comply with the sign ordinance. If the variance is approved,Byerly's variance(#94-1) would have to be amended. Staff fails to recognize the rationale for approving an additional 8.25 sq. ft. of signage, when 647 sq. ft. of additional signage was approved 3 years ago. Byerly's has the second largest wall sign in the city, behind the Chanhassen Bowl. An 8 sq. ft. sign is not large,but a limit must be placed. What will happen if Caribou Coffee and Leeann Chin request outdoor signage? If this variance is approved,their signage needs should be taken into consideration. However,they do not have street frontage, so they are not entitled to wall signage by ordinance. US Bank Variance November 18, 1998 Page 3 This appears to be an issue between Byerly's and its interior tenants. Byerly's should have made provisions for signage for interior tenants at the time of site plan review. It would have been wise to include interior tenants on the pylon. Since the pylon cannot accommodate additional signage,perhaps the most logical place for new signage would be the glass doors along West 78th Street. The city does not require a sign permit for window signage, however, it is limited to 50 percent of the window area. This will allow for the visibility that US Bank needs. Based on this information, staff does not believe that the applicant has demonstrated a hardship and cannot recommend approval of this variance. FINDINGS The Planning Commission shall not recommend and the City Council shall not grant a variance unless they find the following facts: a. That the literal enforcement of this chapter would cause an undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that there are pre-existing standards in this neighborhood. Variances that blend with these pre-existing standards without departing • downward from them meet this criteria. Finding: Staff believes that the applicant does not have a hardship. Window signage can be placed on the doors along West 78`h Street for visibility. Byerly's existing signage is already very large, 431 sq. ft. on West 78th Street. Approving an additional 8 sq. ft. for a tenant that does not have street frontage will depart from existing standards. It may set a precedent for signage for tenants without street frontage. b. The conditions upon which a petition for a variance is based are not applicable,generally,to other property within the same zoning classification. Finding: All property owners within the various business and industrial districts must install signage that complies with the sign ordinance. There is nothing unusual about this building to warrant the approval of this variance. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Finding: The purpose of the variation is probably based upon the desire to increase the income of the bank by making it more visible to prospective and existing customers. However,that is not the only reason. US Bank Variance November 18, 1998 Page 4 d. The alleged difficulty or hardship is not a self-created hardship. Finding: Staff believes that this hardship was created by Byerly's and US Bank. The applicant created the hardship by proposing to install a wall sign that does not meet ordinance requirements. Also,Byerly's should have made provisions for interior tenants on the existing pylon prior to site plan review. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. Finding: Approving this sign variance will permit wall signage that is much larger than typically found in business zoning districts. f. The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: This variance will permit 439 sq. ft. of signage to be installed on a wall that is only permitted to have 225 sq. ft. of signage. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: "The Planning Commission recommends that the City Council deny the request for an 8.25 sq. ft. variance from the sign ordinance and amendment to Variance#94-1 for the construction of an 8.25 sq. ft. non-illuminated wall sign based upon the findings.presented in the staff report and the following: 1. The applicant has a reasonable opportunity to installing signage on the glass doors along West 78th Street." ATTACHMENTS 1. Application and Letter 2. Section 20-1303, Sign Ordinance, BG District 3. Site Plan 4. Conditions of Approval for Variance#94-1 5. Property Owners g:\plan\ck\plan comm\usbank sign var 98-25.doc ATTAMtT 1 CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612)937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: Leroy Signs, Inc. ATTN: Chris Clark USbank OWNER: ADDRESS: 6325 Welcome Avenue North ADDRESS: 2800 East Lake Street Minneapolis, MN 55429 Minneapolis, MN 55406 TELEPHONE (Day time) 535-0080 TELEPHONE: 728-8440 Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit _ Vacation of ROW/Easements Interim Use Permit X Variance Non-conforming Use Permit _ Wetland Alteration Permit Planned Unit Development* _ Zoning Appeal Rezoning _ Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign Site Plan Review' X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) Subdivision* TOTAL FEE$ 75co A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11"reduced copy of transparency for each plan sheet. **Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME USbank LOCATION 800 West 78th Street LEGAL DESCRIPTION TOTAL ACREAGE WETLANDS PRESENT YES NO PRESENT ZONING REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST Requesting permission to install (1) one small 8.25 square foot non—illuminated logo and letters. This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title,Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by t applicant. / / i(;k7 4r Signature of Applicant 'Date Signature of Fee Owner Date Application Received on IC 1//))q(6Fee Paid `�'G� `J�7n Receipt No. 4Qk a- The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted,a copy of the report will be mailed to the applicant's address. 6325 "Welcome" Ave. North rur LEROY SIGNS INC. Minneapolis, Minnesota 5542 Quality has no substitute. 612-535-0080 FAX: 612-533-2593 u) c October 15, 1998 0 LL V V as EL City of Chanhassen I 690 City Center Drive P.O. Box 147 c Chanhassen,MN 55317 0 ti Attn: Cynthia Kirchoff,Planner c T.) RE: Variance Application USbank, 800 78th Street L 0 0- I I Dear Cynthia: �' Please find enclosed a variance application for one exterior sign and the$75.00 fee. USbank has 'fl. PP o instructed me to apply for this variance. Enclosed is the approval from the owner,T.F. James Co. and c3 o Byerly's. U o ) L c Apparently Byerly's has used up all the allotted square footage for the exterior signage;therefore, USbank a) o is requesting a variance to install one exterior, 8.25 square foot wall sign on the south elevation of the L L F-- 'a) Byerly's store under the brick canopy. I c m c a) As you know.USbank(formerly First Bank)is a sub-tenant of Byerly's and has a small retail banking co a) center located inside. USbank would prefer a larger internally illuminated sign located on the top brick a c area(where existing banner is located),but is willing to settle for a smaller less visible sign to satisfy all c o 0 parties involved. o flZ I 2 Please review all the enclosed materials and compile a property owner list at a cost of$1.50/name. Please o) .2 let me know what else may be needed. V 1 Ca F c Sincerely, c co ZLEROY SIGNS, INC. I a) To Chris Clark u) a) 0 I co L c • I' F�R l'ra a) 0 JC'T 1 6 1998 c (0 0 5 D. 0 Afl t E4fq r ZONING § 20-1303 Sec. 20.1303. Highway, general business districts and central business districts. The following signs shall be allowed by permit in any "BH", "BG", or "CBD" District: The following table lists the standards for freestanding and ground low profile signs in the BH, BG, or CBD zone. Pylon Ground Low Profile Principal Height Sign Size Height Sign Size Structure (feet) (square feet) (feet) (square feet) 50,000 sq. ft. or greater 20 80 10 80 Less than 50,000 sq. ft. 16 64 8 64 '.1) Pylon business sign. Pylon signs are permitted on parcels that abut State Highway corridors only. One (1) pylon identification sign shall be permitted. This sign may identify the name of the center of the major tenants. The height and square footage of the sign shall be based on the square footage of the principal structure as shown in the table. Such signs shall be located at least ten (10) feet from any property line. (2) Ground low profile business signs. One (1) ground low profile business sign shall be permitted per each outlot or separate building pad that has street frontage.The height and square footage of the sign shall be based on the table above. Such signs shall be located at least three hundred (300) feet from any other pylon or ground sign and at least ten (10) feet from any property line. (3) Wall business signs. Wall business signs shall be permitted on street frontage for each business occupant within a building only. The total of all wall mounted sign display areas for each business shall not exceed the square footage established in the following table: Maximum Percentage Maximum Square of Wall Wall Area in Square Feet Footage of Sign 15% 0-600 90 13% 601-1,200 156 11% 1,201-1,800 198 99 1,801-2,400 216 7% 2,401-3,200 224 5`7c 3,201-4,500 230 3% 4,500+ 240 (4) Menu board. One (1) menu board sign per restaurant use is permitted with a drive-through facility. Such sign shall not exceed forty-five (45) square feet in size nor greater than eight (8) feet in height. Such sign is permitted in addition to any other sign permitted in the zoning district. Supp.No. 9 1271 A 1 lAGilm lelT w _ iDtI ___,_______7_ t‘ t . r___ a rp I I n/ D �, 1 (! l i !, i 1 is _ \ S! E �S . I II l 1( iii ; ) 1 I1 1 T I II 1 1 � A 1. VI `. C%, -j II___ I — — — —Maw `' ii i .II - - -/ ( I 16.0 Ii 1. I I ` I ..4:46.. '• rri __Tki.,.._ _____ ___o_ 1 <i] ,, Y.)r ': illl '':. ' -07-111 - -? 20 (7\v vi. 111 ._ l i::�, mw C:11111N Ii • Cil i II V IIS I m 'I __ - _- -_----_- _ _ ,,_- \Ir... 111J1-11 „ utrn I\ LA I ";Is p of„ / 1 �j g Pte" — - . .: �( u' o m I �= A o 11 ��� If 9 ih /.1 I r 03 Z —. I I . . .1 .'1 t, i ? Yo.,I ti o I IZ ;‘)ii . * 11 --- f_Il�i-1I t`, .. h '� " is I- 't ni pr I is xi ,-- ) , 1 J 1 tin?; /tAIo 1 � II �} . L.. .. 1 1 ATTA6FrM ENT I- • CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA SIGN VARIANCE #94-1 1. Permit. Subject to the terms and conditions set forth herein, the City of Chanhassen hereby grants the following variance: Variance to the sign ordinance. 2. Property. The variance is for property situated in the City of Chanhassen, Carver County, Minnesota, and legally described as follows: Lot 4 , Block 1, West Village Heights 2nd Addition 3. Conditions. The variance is issued subject to the following conditions: A variance to the sign ordinance for the West Village Center to permit a maximum of four hundred thirty-one (431) square feet of sign area on the south elevation of Byerly's (a variance of 351 square feet) and a maximum of three hundred seventy-six (376) square feet of signage on the east elevation of Byerly's (a variance of 296 square feet), approval of signage on the west elevation of the retail center, and denial of the variances to permit signage on the west elevation of Byerly's. This approval is subject to the following conditions: a. Signage shall be individual block letters. No pan or panel signs shall be permitted. b. All signs require a separate permit. c. The signage will have consistency throughout the development. Consistency in - signage shall relate to color, size, materials, and heights. d. Only back-lit individual letter signs are permitted. e. Individual letters may not exceed four (4) feet in height exclusive of the Byerly's sign. f. The signage for the remainder of the development shall comply with city code. g. A pylon sign shall be limited to a height of 18 feet and an 8 foot width. h. The words "OPEN 24 HOURS" shall be eliminated from the east wall. i. Byerly's name shall have the consistent color blue which is PMS 286. 4. Lapse. If within one (1) year of the issuance of this variance the allowed construction has not been substantially completed, this variance shall lapse. Dated: April 11, 1994 - CITY OF CHANHASSEN B : Donal. :. miel, Mayor • AND: d2 Don Ashworth, City Manager STATE OF MINNESOTA ) ( ss COUNTY OF CARVER ) The foregoing instrument was acknowledged before me this a-.Sday of , 19 1 fL , by Donald J. Chmiel, Mayor and Don Ashworth, City Manager, of the ity of Chanhassen, a Minnesota municipal corporation, on behalf of the corporation and pursuant to authority granted by its City Council. OP 4 ' , fL/ Not. 'ublic , DRAFTED BY: (C�� �l Campbell, Knutson, Scott & Fuchs, P.A. TtI. Rc% EFiELH,RCT Suite 317 j NG ,R4 PLLIC—M'V,ESGT,a 1380 Corporate Center Curve f „ CARVER CGU�,TY � C i cOCT to Eagan, Minnesota 55121 (612) 452-5000 OFFICE OF COUNTY RECORDER STATE OF MINNESOTA CINIY O OF CARVER Filing Fee1LCopy Fee This is to certify that this document wa filed in th)'g office on thed7 day of 1g7�` A.D.at 9 o'clock l� M. and was duly recorded as document no. 1€8736 CARL W. HANSON JR. taryoui- County ee er by City Council Meeting - April 11, 1994 Councilman Wing moved, Councilman Mason seconded to approve the variance to the sign ordinance for the West Village Center to permit a maximum of 431 square feet of sign area on the south elevation of Byerly's (a variance of 351 square feet), and a maximum of 376 square feet of signage on the east elevation of Byerly's, (a variance of 296 square feet), approval of the signage on the west elevation of the retail center and denial of variances to permit signage on the west elevation of Byerly's This approval is subject to the following conditions: 1. Signage shall be individual block letters. No pan or panel signs shall be permitted. 2. All signs require a separate permit. 3. The signage will have consistency throughout the development. Consistency in signage shall relate to color, size, materials, and heights. 4. Only back-lit individual letter signs are permitted. 5. Individual letters may not exceed four(4) feet in height exclusive of the Byerly's sign. 6. The signage for the remainder of the development shall comply with city code. 7. A pylon sign shall be limited to a height of 18 feet. 8. The words "Open 24 Hours" should be eliminated from the east elevation. 9. Deleted. 10. The square footages for the signage stated in the body of the recommendation shall account for the removal of the words "Open 24 Hours" from the signage text. 11. Byerly's name shall have the consistent color blue which is PMS 286. All voted in favor, except Councilman Senn who opposed and the motion carried with a vote of 4 to 1. AMENDMENT TO CITY CODE TO BRING THE WETLAND ORDINANCE INTO COMPLIANCE l P WITH THE WETLAND CONSERVATION ACT, FIRST READING. U Councilwoman Dockendorf: Move approval. Mayor Chmiel: I think everybody has read it. Councilman Mason: Second it. Mayor Chmiel: Moved and seconded. Any other discussion? Councilman Senn: Yeah, one second. Bringing into conformity from the 150 to 75 raises an interesting issue with a project that we've already got turned down but if you all want to approve it, go right ahead but it 45 NOTICE OF PUBLIC HEARING �On%- & 1 • _MI PLANNING COMMISSION �•�on%� •*t:*�. M� — e�la�y, November 18, 1998 • Will •;;�• Road -EMI el =� ?EDNESDAY ""' at 7:00 p.m. f _:==®_= ;% n City Hall Council Chamberslimn 690 City Center Drive 191 - e v.cT � .. III VISA-Sigi ma EcY GDAYIS ,s,c . . ~J � a MES� �ESDAY mri m W try im'D m . CD Yu� SUBJECT: Sign Variance Request IIIIIII • APPLICANT: US Bank State Hwy LOCATION: 800 West 78th Street NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicants, US Bank for a variance from the area requirements of the sign ordinance for the construction of a wall sign located at 800 West 78th Street. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Mayor will lead the public hearing through the following steps: 1 . Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Council discusses project. The City Council will then make a decision. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Cynthia Kirchoff at 937-1900 ext. 117. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on November 5, 1998. MARKET SQUARE ASSOC LTD PTRSHP FESTIVAL FOODS SARA RALSTON C/O LOTUS REALTY SERVICES, 7900 MARKET BLVD 7619 NICHOLAS WAY P.O. BOX 235 CHANHASSEN, MN 55317 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 TF JAMES COMPANY SUITE 500 KAREN KISER DAWN GLANDER 6640 SHADY OAK RD, 7601 NICHOLAS WAY 7621 NICHOLAS WAY CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 EDEN PRAIRIE, MN 55344 OAK PONDS ASSOCIATION GERALDINE&NEIL GILLIS LEE KARELS& KIMBERLY STUMM 20170- 75TH AVE N 7603 NICHOLAS WAY 7623 NICHOLAS WAY CORCORAN, MN 55340 CHANHASSEN, MN 55317 CHANHASSEN,MN 55317 DEAN JOHNSON CONSTRUCT MICHAEL&SUZANNE KUETHE PEKARNA JOHN ONDOV SUITE A 7605 NICHOLAS WAY 7625 NICHOLAS WAY 20170 75TH AVE. N . CHANHASSEN,MN 55317 CHANHASSEN. MN 55317 CORCORAN. MN 55340 SARAH&BRYAN PRESCHER CATHERINE EHLEN STEPHANIE VARNOLD 926 KELLY COURT 7607 NICHOLAS WAY 7627 NICHOLAS WAY CHANHASSEN, MN 55317 CHANHASSEN. MN 55317 CHANHASSEN, MN 55317 SUZANNE SONDUCK SHERRIE NEUHEISEL LONNEE VAN DENHEUVEL 930 KELLY COURT 7609 NICHOLAS WAY 7629 NICHOLAS WAY CHANHASSEN. MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 PETER& KRISTIN TERRELL DALE BOYER DANIEL C NAVRATIL 938 KELLY COURT 7611 NICHOLAS WAY 7631 NICHOLAS WAY CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 B.C.JIM BURDICK MATTHEW WALSH MARK FALZONE 684 EXCELSIOR BLVD 7613 NICHOLAS WAY 7633 NICHOLAS WAY EXCELSIOR, MN 55331 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 ISD 112 MARGARET&MICHAEL CUCCIA JAMES A. CORDER 110600 VILLAGE ROAD 7615 NICHOLAS WAY 7635 NICHOLAS WAY CHASKA, MN 55318 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 WENDY'S INTERNATIONAL CHRISTOPHER JACKSON&VERNE NETZOW GREG MOURS/JONI FLIGIEL ATTN:ANGIE LEWIS 7617 NICHOLAS WAY 7637 NICHOLAS WAY 4288 WEST DUBLIN GRANDNIECE RD CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 DUBLIN, OH 43017 • ATHY TINDELL ALLEN &JULIE BROWN STEVEN LA BERGE 639 NICHOLAS WAY 7659 NICHOLAS WAY 7679 NICHOLAS WAY HANHASSEN, MN 55317 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 EVIN KEIL DIRK BIERBAUM PATTY PETERSON 641 NICHOLAS WAY 7661 NICHOLAS WAY 7681 NICHOLAS WAY •HANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 3RUCE AMUNDSON KATHLEEN SKOVRAN CASEY POWELL '643 NICHOLAS WAY 7663 NICHOLAS WAY 7683 NICHOLAS WAY :HANHASSEN, MN 55317 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 ;ARY J. LINK CARL&SHAUN PEDERSON DANA GEISERT 645 NICHOLAS WAY 7665 NICHOLAS WAY 7685 NICHOLAS WAY ;HANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 RACY HANSON JEAN MAHLEN JACKIE& BRENT CARLSON 647 NICHOLAS WAY 7667 NICHOLAS WAY 7687 NICHOLAS WAY HANHASSEN,MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 NH LY LAURA LUSSON TAMI LARKE 349 NICHOLAS WAY 7669 NICHOLAS WAY 7689 NICHOLAS WAY HANHASSEN, MN 55317 CHANHASSEN. MN 55317 CHANHASSEN. MN 55317 TACI VIELBIG& WILLIAM DALE DONNA PFAFF MONICA HANLEY 351 NICHOLAS WAY 7671 NICHOLAS WAY 7691 NICHOLAS WAY HANHASSEN,MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 REYNA SZARKE DEBBIE SCOTT DARCY JOSLIN 353 NICHOLAS WAY 7673 NICHOLAS WAY 7693 NICHOLAS WAY HANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 EREMY&SHEILA CARTER ELTON KLUG LYDIA KIEBZAK 355 NICHOLAS WAY 7675 NICHOLAS WAY 7695 NICHOLAS WAY HANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 EN& ELLEN WALTER DAN FLAHERTY SCOTT GREBE 357 NICHOLAS WAY 7677 NICHOLAS WAY 7697 NICHOLAS WAY -ANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 CRAIG WILSON LORI CARSIK GARY JOHNSON 7699 NICHOLAS WAY 7719 NICHOLAS WAY 929 SANTA VERA DRIVE CHANHASSEN, MN 55317 CHANHASSEN,MN 55317 CHANHASSEN,MN 55317 JEFF KREMER CHERYL ESTES WES ROPER 7701 NICHOLAS WAY 7721 NICHOLAS WAY 933 SANTA VERA DRIVE CHANHASSEN, MN 55317 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 DOUGLAS PFANSTIEL CHARLES WALKER JEANNE EGEM 7703 NICHOLAS WAY 7723 NICHOLAS WAY 935 SANTA VERA DRIVE CHANHASSEN, MN 55317 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 HAROLD&VIRGINIA LAMSON JOHN MOBERG TRAECY WALDSCHMIDT 7705 NICHOLAS WAY 911 SANTA VERA DRIVE 937 SANTA VERA DRIVE CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 PETE&ANNE VOAS PAULA LANGER CONNIE COOK 7707 NICHOLAS WAY 913 SANTA VERA DRIVE 939 SANTA VERA DRIVE CHANHASSEN, MN 55317 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 THOMAS&SHERYL ERICKSON PATRICIA HAUSK COLLEEN UPTON 7709 NICHOLAS WAY 915 SANTA VERA DRIVE 945 SANTA VERA DRIVE CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 JEFF MILLER DAVID MEHL SUSAN CONZET 7711 NICHOLAS WAY 917 SANTA VERA DRIVE 947 SANTA VERA DRIVE CHANHASSEN,MN 55317 CHANHASSEN,MN 55317 CHANHASSEN, MN 55317 NANCY METCAFF/K_GUENTHER MARK BERGER JOHN LINDEN 7713 NICHOLAS WAY 923 SANTA VERA DRIVE 949 SANTA VERA DRIVE CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 EARNEST L. STONEBRAKER JOSH NICHOLS LARRY ZAMOR 2653 TWIN HARBOR HEIGHTS 925 SANTA VERA DRIVE 951 SANTA VERA DRIVE COLORADO SPRINGS, CO 80919 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 RODNEY BROWN & MICHELLE DREWELOW BETH TRAVER DAWN & PHILIP GLEASON 7717 NICHOLAS WAY 927 SANTA VERA DRIVE 955 SANTA VERA DRIVE CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 CHANHASSEN, MN 55317 DONALD RYE TARGET STOES T-862 SANTA VERA DRIVE EXPENSE DEPARTMENT P.O. BOX 1 ;,HANHASSEN, MN 55317 MINNEAPOLIS, MN 55440 3 HAYES&G OBERLANDER RICHFIELD STATE AGENCY )59 SANTA VERA DRIVE 662STEVE NKIDA E AVE SO :,HANHASSEN, MN 55317 RICHFIELD,H FMN A 23 55423 BRENDA SMIEJA BYERLY'S 961 SANTA VERA DRIVE 800 WEST 78TH STREET CHANHASSEN, MN 55317 CHANHASSEN,MN 55317 EARL W FERGUSON KINKO'S INC. 967 SANTA VERA DRIVE 2555 55TH STREET CHANHASSEN, MN 55317 BUILDING D 200 BOULDER, CO 80501 CYNTHIA BROWN TCF NATIONAL BANK 969 SANTA VERA DRIVE ATTN:MANAGER CHANHASSEN, MN 55317 900 WEST 78TH STREET CHANHASSEN, MN 55317 _ORETTA LARSON TACO BELL CORPORATION 371 SANTA VERA DRIVE 12800 INDUSTRIAL PARK BLVD,SUITE 110 CHANHASSEN, MN 55317 MINNEAPOLIS, MN 55441 DEBBIE JANZEN &JAMES MICKELSON EDINA TOWERS 373 SANTA VERA DRIVE SUITE 1400 -HANHASSEN, MN 55317 6400 BARRIE ROAD EDINA, MN 55435 =INEST FOOD SERVICE LLC 30STON MARKET#0807 3550 WEST 109TH STR. STE 150 )VERLAND PARK, KS 66211 'ERKINS RESTAURANTS OPERATING CO. 3075 POPLAR AVE., STE 800 11EMPHIS,TN 38119 30STON CHICKEN, INC. ;'0 ACIS OUST SVC-SHARI STEWART '0 BOX 2440 SPOKANE, WA 99210-2440 CITY OF CHANHASSEN MEMORANDUM 690 City Center Drive,PO Box 14" TO: Planning Commission Chanhassen,Minnesota 55317 Phone 612.937.1900 FROM: Phillip Elkin,Water Resources Coordinator General Fax 612.937 5739 Engineering Fax 612.93.9152 DATE: November 9, 1998 Public Safety Fax 612.934.2524 Web wwrnci.cbanhassenuin.ns SUBJ: Wetland Alteration Permit (#98-4) for Lake Minnewashta Regional Park BACKGROUND This project proposes to expand the existing beach lot at Lake Minnewashta Regional Park by 200 linear feet. This expansion is in response to the increasing demand,and the projected future demands on the park's beach. Most of the work in this project will involve excavating below the ordinary high water(OHW) level, which is under the Minnesota Department of Natural Resources jurisdiction. However, creating a larger beach area will involve filling wetlands along the shoreline above the OHW,which the City of Chanhassen regulates(see attachment A). In an effort to underline the need for this expansion,the park has included information about current user demand, future population growth and information comparing this beach(see attachments). WETLAND The wetland that is proposed to be impacted is not identified on the Chanhassen wetland inventory. This area meets the requirements of soil,vegetation and hydrological saturation to be classified as a wetland. Most likely the hydrology for this wetland comes from Lake Minnewashta during periods when lake levels are higher than normal such as spring thaw. The wetland averages approximately 30 feet shoreward from the OHW of the lake and extends along the shoreline at about the 945.5 contour line. This area supports both a herbaceous and woody vegetation such as lake bank sedge, elms,dogwoods and purple loosestrife. Because of the location and size of this section of the wetland, it is considered to provide lower functions and low in wetland quality. The City of Chanhassen.A growing community with clean lakes,duality schools,a charming downtown,thriving businesses,and beautiful parks.Agreat place to lire,work,and play Planning Commission Wetland Alteration Permit November 9, 1998 Page 2 MITIGATION Wetland ordinances require that wetland impacts must be mitigated at a ratio of 2:1, that is, for every acre of wetland filled or destroyed, two acres of new wetland must be created to compensate for the loss. The first acre, or first unit of wetland replacement is called the NWC or new wetland credit. The second acre or unit created is called PVC, or public value credit. While NWC must be a new wetland or NWC from a wetland bank, PVC may be new wetlands, restored wetlands, increased buffer areas a percentage of storm water ponds or any combination. The applicant has submitted a mitigation plan to compensate for wetland impacts in two areas. First, a replacement wetland area of 0.14 acres will be created to compensate for the wetland loses. This mitigation area is located within the park (see mitigation site photo). This mitigation fulfills the NWC portion of their mitigation requirement. The PVC of this project is proposed to be a vegetative/buffer restoration near the public access landing. (see mitigation photo) This vegetative restoration will be in conjunction with a larger restoration project to fulfill the MnDNR's mitigation requirement for impacts this project has below the OHW. This restoration plan will replace a large area of reed canary grass to establish a more desirable native vegetation which is designed promote wildlife and water quality. RECOMMENDATION Staff recommends that the Planning Commission recommend the City Council approve Wetland Alteration Permit#98-4 to allow a larger beach area for Lake Minnewashta Regional Park. The applicant has provided an innovative mitigation plan and has retained competent professionals to implement the plan. Approval is subject to the following conditions: 1. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood-fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 2. The applicant will meet wetland rules and regulations as stated in Corps of Engineers section 404 permit,the State Wetland Conservation Act,and the City's Wetland Ordinance. Mitigation work shall be implemented prior to or concurrent with wetland fill activity in all phases of the project. 3. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,i.e. Minnesota Pollution Control Agency,Minnesota Department of Natural Resources,Army Corps of Engineers and comply with their conditions of approval. 4. The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. The plan shall be submitted to the city for review and formal approval. g:\eng\phi l lip`admin\planning\Park W AP.pc.doc ....____ ,.__ ..." .- ,-; 1' ! .1.,.1 ;...1) '•••• .. • ... . ..; ••••• 35 • 11 '....1 I I. • I . 1 , ..../ .4lit: M • ! ,,,.,•:.9 • /. Nr . . fi i ,,,./ • ../ Om. ... ‘ , -;•'' ) . , • - .. 0 lic-ii —,.' .! • :".- , ki ran / • . _ ._ ..,1 i_ , ...:. ... zit ..... •,.. Z al- • 'Z < rir:":: '' E I id) , . r • . , L:, 1 ..,,i 4_, t=1 Z-... ' ---•...; <-;-, 2:7'••. .: '.. —1 h._ . 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H <4 - _ �. a k rT, O Ago. `t.• ry+ �' ;{ M---1 tom„-.'';•• T. 1 i ,�. S. ��: •O .� fill LI) Mf ,: a! I ' ,• 1 f S- 4,1 H AO 0 M-1 O 'r-_1TW/lj 1/0---.'?' `-. 1.4 ` '� 4 r4-5..- ,..... ...... ..,, • ,t -...i. , -,i (.. 1 I 1 1-10v'39 • aJO QN3 ^ IlL ,f) uc.)a1\111 NOIlG'3NI13a a > 001.1.3Mm r Z GJ Cfl z I- ;•1 � f) `f rte"'• '•- • CIZI VI � Q., .i_M_I-.O c' .O -' E__I cg $ .1 I ) W � w z o N I F 0 W F-- ki W c Z Z m = J a 1— W i W z WD > 1 V a r Ln Z OaL -i i < O Q W i -J COm ' 0 �t Q Q Q W Q N+ W H-- t Q a 0 • E S 2 O . i [4nn • W a> Z_ 16 U la! J . Z W J W Q Q 0Lr. Q 0 OG m 0 D kn c_7 z F= Ln X W Permit Application for Lake Minnewashta Beach Ex1ansion October 26, 1998 Attachment "B" Lake Minnewashta Beach Expansion Project Carver County Parks The following relate to the various sections of the Local - State - Federal Application Form. Part IV - Volume of Fill or Excavation The wetland area impacted by this project lies both above and below the ordinary high water line (OHWL) of Lake Minnewashta. The beach expansion is approximately 200 lineal feet directly adjacent to the existing beach area. The area above the OHWL involves a total of 224 cubic yards of topsoil and subsoil excavation and backfilling with sand for the new beach area. The area below the OHWL involves a total of 815 cubic yards of muck excavation and backfilling with sand to provide a sandblanket in the main swimming area. No changes to existing grades lines and elevations are anticipated due to this work once the sand is placed in lieu of excavated material. Attachments "A", "A-1", "A-2" and "C" Illustrate the areas impacted by the beach expansion. Part V - Work Description The project focuses on expanding the existing beach at Lake Minnewashta Regional Park by approximately 200 lineal feet to meet anticipated future demand. Drawings are attached (Attachment "C") that detail the construction of the beach expansion. Mitigation for impacts to wetland areas fall under two plans: 1) mitigation for impacted areas below the OHWL and 2) mitigation for areas above the OHWL. The report entitled "Mitigation Report for Minnewashta Beach Expansion" attached to this exhibit provides discussion on the mitigation plans proposed for this project. The following provides a brief overview of these two plans: • For impacted areas below the OHWL (0.65 acres of wetland vegetation), the plan calls for restoration of 1.5 acres of poor quality wetlands within the park. This strategy was discussed in the field with representatives from the Minnesota Department of Natural Resources during the summer of 1998. • For impacted areas above the OHWL (0.14 acres between the OHWL and the wetland delineation line), the plan calls for mitigation by creating a new wetland within the park. Attachments "A", 'A-1", and "A-2" graphically illustrate the impacted areas as they relate to the existing beach. The actual construction of the beach expansion will involve mucking and excavation above and below the water to an anticipated depth of 12". These excavations will be backfilled with sand to form a sand blanket above and below the OHWL. Attachment"C" provides the construction documents for this work. It is anticipated that the mucking and excavation will be completed by a backhoe or dragline. Erosion control measures will be undertaken as defined on the plans. This includes erosion control fencing and a floating silt curtain. The contractor will be responsible for maintaining the erosion control measures for the duration of the project. Other erosion control measures would be taken if requested by permitting agencies. Attachment"C"also provides supportive exhibits that define the project and associated wetland impacts. Carver County Parks 1 Permit Application for Lake Minnewashta Beach Expansion October 26, 1998 Part VI — Project Purpose The request to expand the Lake Minnewashta Regional Park is based on three primary factors: • Increase In User Demand • Future Population Growth • Comparison With Similar Park Beach Facilities • Increase In user Demand The beach count records from 1987 to present show a large increase in the number of people attending the beach area. Lake Minnewashta Park had approximately 3,107 user visits in 1987. In 1998 the user count numbers had increase to 11, 002 or a 354 percent increase in people using the beach facility. (See Attached Bar Graph) Another change in demand is the user type. While most of our visits are family type outings, Lake Minnewashta has experienced large group activities associated with daycare centers, church groups and other organizations. Routinely organizations request space for groups of children ranging in numbers from 50 to 150 children. Accommodating space for traditional users as well as larger groups has become a challenge at the beach area. The frequency that the number of users at the beach has reached between 100 and 400 users at a time continues to increase. It is during these times that providing space in terms of safety and user enjoyment that the need to expand the beach area is evident. In 1987 only four times were recorded that the beach use exceeded 100persons at a time. The 1998 beach count information recorded 47 different occasions that 100 or more people were at the beach at a given time. Future Population Growth Carver County is expected to increase its population from approximately 60,000 people today to over 100,000 by the year 2020. The additional growth will place more demand on beach facilities. It is projected that the majority of growth in the Carver County will occur in the eastern portion of the county. Lake Minnewashta serves the eastern area of Carver County. The County is not aware of any new facilities being planned that might help to satisfy user demand. (See Attached Demographic Chart) Comparison with similar park and beach facilities The beach at Lake Minnewashta is 200 lineal feet in size and comprises of approximately 10,000 square feet of beach area. Listed below are the sizes of other regional type park beaches. Regional Park Length of beach Size of beach area Lake Rebecca Regional Park 400 lineal feet 24,000 square feet Fish Lake Regional Park 550 lineal feet 41,250 square feet French Regional Park 500 Lineal feet 50,000 square feet Bryant Lake Regional Park 450 Lineal feet 45,000 square feet Lake Independence 2,500 lineal feet 250,000 square feet Lebanon Hill Regional Park 300 lineal feet not available Lake George Regional Park 300 lineal feet 15,000 square feet Square Lake Regional Park 900 lineal feet 27,000 square feet Carver County Parks 2 Permit Application for Lake Minnewashta Beach Expansion October 26, 1998 Environmental Impacts The environmental impacts are limited, with the total impact on wetland areas above and below the OHWL being 0.79 acres. The wetlands being impacted are highly degraded, with monocultures of reed canary grass, cattails, and buckthorn dominating the plant life. It is anticipated that the mitigation plans presented here will result in higher quality wetland areas than those currently exhibited along the impacted shoreline. Part VII - Alternates No other practical alternative exists for expanding beach services at Lake Minnewashta Regional Park. The existing infrastructure would support expanded use of beach type activities at the present beach location. Support facilities of parking lots, picnic area, bathhouse/restrooms exist in the area proposed for beach expansion. No other area within the park would serve the public as well as the proposed location. The Master Plan created for Lake Minnewashta Regional Park identifies the proposed beach expansion area. Creating another beach facility within the park would be inconsistent with the approved Master Plan and adversely effect other components of the Master Plan. Part IX - Adjoining Property Owners Given its location in the regional park, there are no other property owners directly adjacent to the beach , development area. As part of the City of Chanhassen's review process, all land owners surrounding Lake Minnewashta will be notified of a public hearing on the beach expansion project. Property owners will be allowed to express their point of view and ask questions during the public hearing. A list of property owners can be submitted, if requested. Carver County Parks 3 E ' (NCN ,zry r o p - O N I I 1 as TO L N -- r- LQ CO I O V CU o U cc o 0 o u.. y 0. 2 O y 1 O -F-+ 6 = { N .ice ` '_f • Z O O � 0 L 0 > L o r- ti (3) O O O O O O O O 0 0 O O O O O O 0 O O O 0 0 0 0 O CV O CO O -71' N suosAad;o JagwnN LAKE MINNEWASHTA BEACH USER COUNTS 1987 1992 1994 1997 1998 # PEOPLE 3107 4171 7607 9533 11002 11002 12000 9533 1 0000 j 7607 8000 - # 4171 PEOPLE 6000 3107 4000 - 2000 0 = _ 1987 1992 1994 1997 1998 YEAR .. :„..., . •••••:. •••...... may:= ..> .. :./.....- ..7. 714T 411104191°°14411e( N `fiArl t. '�. `� •¢ f . sem ., sd {t t .ti ;��. � � � f 1 *'0._ :- 4 . % c iiHHtk st JY t. MITIGATION PLAN AND IMPLEMENTATION SCHEDULE 3, 100 CITY OF MEMORANDUM CHANHASSEN TO: Planning Commission 690GryCenter Drive,POBox 147 FROM: Sharmin Al-Jaff, Planner II Chanhassen,Minnesota 5 317 Phone 612937.1900 DATE: November 18, 1998. General Fax 612.9375739 Engineering Fax 612.937.9152 SUBJ: Revised Sign Plan for Chanhassen Cinema. Public Safety Fax 612934.2524 Web u'!runci.chanhassen.inn,us BACKGROUND Please refer to attached staff report. ANALYSIS The applicant is proposing to purchase the entire Entertainment Complex Building and add 8 additional movie screens and retail (the design is in the very early stages and elevations have not yet been prepared). Assuming that this proposal is approved, the main entrance into the theaters will be facing south and in the center of the building. The existing entrance would be abandoned and the space within would be turned into another theater. Based upon this scenario, the applicant requested a temporary sign to identify the building. Staff agreed that a sign is needed, however, there is a sign that has been approved by the City Council. This sign received variances based upon the design and any changes would require approval by the Planning Commission and City Council. The new proposed sign is comprised of individual backlit letters (attachment 4). Staff is reluctant to recommend approval of the revised sign plan simply because it does not contribute to the design of the building and has no architectural significance. If the additional 8 screens were not approved, the city will be in a position where the vision and standards for this area have been compromised with no recourse to correct it. The City Council has already approved two signs. The first is a plexiglas sign with changeable letters showing the title, time and rating of the movies. The second sign incorporates raised channeled letters for the name of the theater and shooting stars, neon lights, chasing lights, and areas to display current and/or coming attractions, ratings, and show times and dates. The City of Chanhassen.Agrou'ii,J':m,:iil:Lnit it!ri'ilii”lis :'i,c: ':r;:i/'Doli,a charnningdou'r:row;i,thriving businesses,Lid bcaiit f el parks. ;0 i:i:,!i'0'k,and pLi: Planning Commission Revised Sign Plan for Chanhassen Cinema November 10, 1998 Page 2 The zoning ordinance mandates that only buildings with street frontage be permitted signage. The cinema does not have direct street frontage. A variance was granted to allow signage for cinema based on an acceptable sign design that complements the building. We understand the applicant's situation as it pertains to added expenses if and when the entrance into the building is relocated. However, we do not wish to see the city compromise its position by approving a sign that is esthetically substandard. RECOMMENDATION Staff recommends the Planning Commission recommend denial of the sign plan reflecting channeled individual backlit letters and give the applicant the option of either permitting a plexiglas sign with changeable letters showing the title, time and rating of the movies (attachment#2), or a sign that incorporates raised channeled letters for the name of the theater and shooting stars, neon lights, chasing lights, and areas to display current and/or coming attractions,ratings,and show times and dates (similar to attachment#3). ATTACHMENTS 1. Staff report dated March 9, 1998. 2. Sing plan showing Plexiglas marquee sign. 3. Sign plan reflecting chasing lights. 4. Proposed sign plan reflecting backlit channeled letters. g:\plan\sa\cinema sign.rev.doc ITY OF \ I C U A N U A S C E N DATE: CC DATE: 3/9/98 CASE NO: 95-21 SPR By: Al-Jaff:v STAFF REPORT PROPOSAL: Sign Plan review for Cinema portion of the Entertainment Center I- Z LOCATION: North of the railroad tracks and Pauly Drive, east of Market Boulevard and south of West 78th Street. The Cinema occupies the southeast corner of the U building. APPLICANT: Chanhassen Properties,LLC a— 5300 Highland Greens, Suite 200 Bloomington, MN55437 Q Attn.: Mr. Bob Copeland PRESENT ZONING: BCT.. General Business Utstnct and ' CBD, Central Business District ACREAGE: Approximately 6.3 acres DENSITY: N/A ADJACENT ZONING AND LAND USE: N -CBD,Filly's and Country Suites Hotel S-BG, Western Railroad,American Community Bank,and Paulys E -CBD, Frontier Center 1‘4., W-PUD,Market Square WATER AND SEWER: Available to the site. LLI I--- PHYSICAL CHARACTER.: A level parcel with an existing building, parking lot, and bus shelter. 2000 LAND USE PLAN: Commercial • AVVAi,ki►1P 114- Cinema Sign Plan March 9, 1998 Page 2 BACKGROUND On January 22, 1996,the City Council approved the Site Plan for the Entertainment Complex (#95- 21 SPR) with conditions. The site is located north of the railroad tracks and Pauly Drive, east of Market Boulevard and south of West 78th Street and Country Suites Hotel. Access is gained off of two curb cuts on Pauly Drive, and via Market Boulevard. The site on which this building is situated is a highly visible one and which is highly likely to become one of the most important intersections in the Chanhassen CBD. The building is being renovated to reflect an entertainment theme. The proposal included the redevelopment of the existing bowling alley/Filly's building into an entertainment center. The Center would include a bowling alley/restaurant with an area of 40,000 square feet and 8 theaters with an area of 20,000 square feet. The remodeling of the Entertainment Complex was phased due to the fact that the Cinema developer was ready to proceed with construction while the Entertainment Center developer had not completed the financing package. The phasing of the development included the reconstruction of the facade, the parking lot, and the railing surrounding the building for the Cinema portion only. The sign package for the complex received multiple variances. The design was an attempt to mimic an"Old Town"theme. Accordingly, the proposal received variances to allow signs to match architecture and"style of the era." The sign criteria pertaining to the Cinema portion of the complex, included the following: All individual dimensional letters and logos comprising each sign shall be back lit with neon tube illumination. Letter styles shall reflect the period style of the facades and/or corporate logos. At the cinema marquee and restaurant sign bands, lettering on a "Plexiglas" face shall be permitted and at the cinema marquee temporary individual letters and numbers may be used to display current and/or coming attractions, ratings and show times and dates. When staff reviewed the sign plan for the complex, several factors were taken into consideration to justify the size of the marquee sign for the Cinema. The ordinance allows a maximum area of 156 square feet of sign display area for the Cinema. Based upon the fact that traditional theaters display their coming attractions on the marquee sign, staff recommended approval of this request and the Planning Commission and City Council approved the marquee with an area of 520 square feet for that purpose and the sign criteria reflects the intent of that sign."at the cinema marquee, temporary individual letters and numbers may be used to display current and/or coming attractions, ratings, show times and dates." Cinema Sign Plan March 9, 1998 Page 3 The other type of sign was posters along the south elevation"The cinema shall be permitted framed poster displays for current and/or coming attractions at the south elevation only." People associated theaters with posters and that would help with there advertising. A second reason why we felt strongly about these posters was the fact that they acted as an accent that would break up the wall along the south elevation, add some interest, and give it a festive look which is typically associated with entertainment areas. The applicant submitted a sign plan which, in staff's opinion, does not meet the sign criteria approved by the City Council,therefore,this request is reappearing before you. APPLICABLE REGULATIONS Section 20-1267. Uniformity of construction, design, etc. "All permanent signs shall be designed and constructed in a uniform manner and,to the extent possible,as an integral part of the building's architecture. . . Signage shall use individual dimensional letters and logos, be back lit if a wall sign is illuminated, and be architecturally compatible with the building and other signage if in a multi- tenant building. Company symbols, display messages, pictorial presentations, illustrations, or decorations shall not occupy more than fifteen(15)percent of the sign display area. Section 20-1303. Highway, general business districts and central business districts. The following sign shall be allowed by permit in Any"BH","BG",or"CBD"District: The following table lists the standards for freestanding and ground low profile signs in the BH, BG, or CBD zone. Pylon Ground Low Profile Principal Height Sign Size Height Sign Size Structure (feet) (square feet) (feet) (square feet) 50,000 sq. ft or greater 20 80 10 80 Less than 50,000 sq. ft. 16 64 8 64 (1) Pylon business sign. Pylon signs are permitted on parcels that abut State Highway corridors only. One(1)pylon identification sign shall be permitted. This sign may identify the name of the center and of the major tenants. The height and square footage of the sign shall be based on the square footage of the principal structure as shown in the table. Such signs shall be located at least ten(10)feet from any property line. Cinema Sign Plan March 9, 1998 Page 4 (2) Ground low profile business signs. One (1) ground low profile business sign shall be permitted per each oultlot or separate building pad that has street frontage. The height and square footage of the sign shall be based on the table above. Such signs shall be located at least three hundred(300) feet from any other pylon or ground sign and at least ten (10) feet from any property line. (3) Wall business signs. Wall business signs shall be permitted on street frontage for each business occupant within a building only. The total of all wall mounted sign display areas for each business shall not exceed the square footage established in the following table: Maximum Percentage Maximum Square of Wall Wall Area in Square Feet Footage of Sign 15% 0-600 90 13% 601-1,200 156 11% 1,201-1,800 198 9% 1,801-2,400 216 7% 2,401-3,200 224 5% 3,201-4,500 230 3% 4,50+ 240 APPLICANT'S PROPOSAL Marquee Sign: The applicant is requesting to build a 520 square foot marquee sign that spells the word CINEMA. The height of each letter is approximately 4 feet. The sides of the marquee sign will carry a decorative element (shooting stars). The sign is proposed to be constructed from a fabric covering, backlit panel. Panel signs have been prohibited since 1995, when the new sign ordinance was adopted. Some panel signs still exist, however, they were approved prior to the adoption of the new ordinance. With the new Cinema proposal,no individual dimension letters are proposed on the marquee sign. The ordinance and the sign criteria requires individual lettering. Also, the revised proposal calls for four (4) strips of neon lighting located along the lower two (2) feet of the marquee sign. The colors of the neon lights are intended to mimic the colors of the shooting stars. Staff visited a number of theaters within the metro area and looked at their signs. All traditional theaters carry individual letters and have the names and show times advertised on their marquee. A sign area variance, as well as allowing the marquee sign was justified when the original proposal included the names of the shows. With the revised proposal, we find it rather difficult to justify a hardship. We believe the original proposal is more adequate. Wall Mounted Sign: The ordinance allows a maximum area of 156 square feet. The applicant's revised sign proposal calls for a 171 square foot individual letter sign that reads "CHANHASSEN CINEMA". This sign is located along the south wall. It will result in the elimination of the posters Cinema Sign Plan March 9, 1998 Page 5 that advertise the featured shows. Again, the intent was to create a feel for an old town theater and the proposed wall sign will give a modern feel. Furthermore, if we add the overall square footage for the marquee sign and the wall sign (676 square feet), the applicant will far exceed ordinance requirements and again,staff fails to see or find a hardship. Pylon/Free Standing Sing: This sign was never part of the overall approval, however, the applicant met with staff and requested a sign closer to Highway 5 and Market Boulevard to advertise the featured shows. We also discussed the sign being a development identification sign. Since the Entertainment Center was phased, the overall development identification is proposed to be built in two phases. Phase I is proposed to include the Cinema only. The design of the sign compliments the theater. However, the size and the construction materials are of concern. The overall height of the sign is 15 feet which meets ordinance requirements, however, the area of the sign is 120 square feet which already exceeds the minimum area permitted by ordinance. If and when Phase II is added, the sign will have a total height of 24.4 feet and an area of approximately 240 square feet. This is the largest proposed pylon sign in the City of Chanhassen. The materials of the pillars that carry the sign are proposed to be aluminum cabinets painted to match the colors of the Cinema. We strongly recommend that if the sign is approved, that the applicant use construction materials similar to those used on the Entertainment Center and the color be integrated with the grain or apply stucco as a finish. The only logical location for the sign is along the southwest corner of the intersection of Market Boulevard and Pauly Drive (next to the turnaround for Southwest Metro Transit Buses). We recommend the sign be reduced in size to meet ordinance requirements. Another issue deals with the fact that the ordinance permits pylon signs on parcels that abut state highway corridors only. The proposed sign location does not abut the highway and is owned by the city. Locating signs on city property requires City Council approval. If the featured shows were required to be located on the theater's marquee sign, then this sign might be repetitive in service. STAFF RECOMMENDATION Marquee Sign: Staff recommends the applicant be permitted a marquee sign that advertises the featured shows and the name of the theater. Should the City Council decide that the word "CINEMA" was acceptable as the only advertisement on the marquee sign, staff recomends individual dimension backlit letters with neon tubing and not the fabric covering, backlit panel. Neon tubing along the lower two feet of the marquee sign shall be permitted. Cinema Sign Plan March 9, 1998 Page 6 Wall Mounted Sign: Staff recommends the City Council deny the wall mounted sign since the applicant already exceeds the maximum allowable area for signage on the building. The posters featuring coming attractions will advertise the theater. Should the City Council decide to approve the wall mounted sign, the area of the sign should be reduced to a minimum of 156 square feet. Pylon Free Standing Sign: Should the City Council decide to approve the pylon sign, staff recommends the applicant redesigns the sign to meet area and height requirements. The construction materials shall match the building. color and shall be integrated into the grain or apply stucco. ATTACHMENT 1. Sign Plans \\cfsl\vo12\plamsa\cinema sign doe I E m:r MOM 11.1.11111111= MINA \. N �: ! r j a �� * \\\ i W /. ! i 1 \\ ___--, / / 1 J \ Q 1 / \ .. N.it A \\/ / cmT T Y III II I i iII Yrs. In —j i :si1M� 1 " H • r[ II I I -If : �. i 1----� :5144...1 M --� l3. .... .. 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Robert Christiansen Brian and Nancy Tichy a- 1607 Florida Ave. N. 1511 and 1471 Lake Lucy Road Golden Valley, MN 55427 Chanhassen, MN 55317 (612)546-8699 PRESENT ZONING: RR, Rural Residential District ACREAGE: 16.40 acres DENSITY: 1.04 Units per Acre-Gross 1.87 Units per Acre-Net ADJACENT ZONING AND LAND USE: N - RSF, Shadow Ridge Subdivision S -Lake Lucy E - RR. Rural Residential District QW - RR. Rural Residential District QWATER AND SEWER: Available to the site. PHYSICAL CHARACTER.: The site contains two single family residences. The majority of the site is wooded. It contains two wetlands. The topography varies significantly throughout the site. 2000 LAND USE PLAN: Residential-Low Density Lake Lucy Estates November 18, 1998 Page 2 This item was approved by the City Council on July 13, 1998. As the applicant began to finalize the plans, they discovered three issues. The first is the topographic data presented during the preliminary plat was not entirely accurate,which resulted in significant changes in some areas to the grading and tree removal plan. The second issue concerns the storm pond. As the applicant prepared detailed drainage calculations, they discovered that the size of the pond is larger than the area they had designated for its location, thus needing retaining walls which impedes maintenance access to the pond, which is unacceptable. The third deals with requesting two additional front yard setback variances on lots fronting on Lake Way Court. Staff explained that these changes were significant enough to send the plan back to the Planning Commission. The acreage and number of lots has not changed. PROPOSAL/SUMMARY The applicant is proposing to subdivide 16.40 acres into 17 single family lots. The property is zoned RR, Rural Residential and the proposal calls for rezoning it to RSF, Residential Single Family. The average lot size is 31,986 square feet with a resulting gross density of 1.04 units per acre. All lots meet the minimum requirements of the zoning ordinance as relates to the area, width and depth. The site is located south of Lake Lucy Road and north of Lake Lucy. Access to the subdivision will be provided via a public street/cul-de-sac south of Lake Lucy Road to service the proposed lots, as well as internal private streets. The majority of the site is wooded with a diverse range of species and ages. According to the proposed plans, the minimum tree canopy to be maintained is 48% or 4.64 acres. Additional tree replacement will be required. Some of the parcels are shown as custom graded lots. This will result in additional tree removal and staff can not assess the extent of grading impact on the trees without this information. This application appeared before the Planning Commission and City Council in 1995 under a different applicant (Mr. Michael J. Byrne). The 1995 plan reflected 23 homes and, after numerous revisions, resulted in 18 home sites, massive retaining walls, mass grading in some areas, and excessive tree removal. The applicant eventually withdrew his application. Loscheider Custom Homes, Inc. decided to purchase and subdivide the property. The new proposal contains an in depth analysis and comprehensive forest management plan for the site. This plan does not attempt to preserve any more or less canopy than the previous plan, however, the applicant has invested time and effort in preparing a forest management plan for the site and the future development. The overall number of lots has been reduced from 18 to 17 single family lots. Staff must point out that Lot 6, Block 2, has enough area to be further subdivided in the future and the development could result in 18 lots. This will also translate into additional grading and tree loss. Due to the topography and tree coverage on the site, staff recommended the applicant utilize private driveways, increased number of homes to be served via private driveways, reduced front Lake Lucy Estates November 18, 1998 Page 3 yard setbacks, narrower right-of-way and steeper grades on the street to minimize impact on the site. The 20 foot front yard setback variances on six of the lots is promoting the preservation of trees and wetlands. The ordinance requires a 30 foot front yard setback. We believe it is warranted. Staff is concerned that future parking problems might arise for Lots 8, 9, and 10, Block 2. The ordinance prohibit parking on private streets and with a reduced setback for these lots, the driveways will be shorter allowing for 2 cars only to park outside the garage. The street grade on Lakeway Drive is 10%. The ordinance allows a maximum grade of 7%. The public right-of-way is 50 feet wide and the ordinance requires a minimum of 60 feet. This variance will minimize grading. The last variance deals with the number of lots served via a private driveway. Currently, there are three lots proposed to be served via Lakeway Court. The property located to the east of the subject site has the potential for subdivision and could result in two additional lots. The only access to the two potential lots is via Lakeway Court. The total number of lots that will be served via the private driveway is five. Requiring the applicant to build a City Street will result in excessive grading and loss of mature trees. To date,the City has not approved such a variance, and though staff is cautious not to set a precedent, we believe in this case the variance is warranted. It is highly unlikely that we will encounter a second request similar to this one. The property to the west of the subject site has the potential for subdivision also. The only access to this property will be via the subject site. The applicant is stubbing Lakeway Lane to the edge of the westerly property line. The rezoning of the property from Rural Residential to Residential Single Family District is in compliance with the comprehensive plan and staff is recommending approval of it. Utilities must be extended over the property located to the east of the subject site. The applicant must acquire all necessary easements from the owners of the property. The development contains two existing home sites(Tichy and Christensen). Both of these home sites are currently on their own well and septic system. The existing home on the westerly portion of the site is proposed to be removed. The other home (Tichy) is proposed to remain on Lot 4, Block 3. Both on-site well and septic systems will have to be abandoned in accordance with the city and sate health codes in conjunction with this development. The well and septic on the Christensen site will have to be abandoned in conjunction with site grading. The well and septic system on the Tichy property (Lot 4, Block 3) may be delayed since the construction activities appear not to impact the systems. However, city ordinance requires properties within 150 feet of a municipal sewer system be connected to the City's system within 12 months after the system becomes operational. Connection to city water is not required until the well fails. Staff is recommending approval of this application with variances and conditions outlined in the staff report. BACKGROUND This application first appeared before the Planning Commission on April 5, 1995. The subdivision included 23 single family lots but through work with the applicant, the total number Lake Lucy Estates November 18, 1998 Page 4 of lots dropped to 18 single family lots (copy attached). The application included the following requests: 1. Rezoning of 14.53 acres of property zoned RR, Rural Residential to RSF, Residential Single Family 2. Preliminary Plat to Subdivide 14.53 Acres into 18 single family lots and two outlots, Lake Lucy Estates 3. A Variance to Allow a 20 Foot Front Yard Setback, a 10% street grade, and a 50 Foot Wide Right-of-Way, a 10 foot side yard setback,and five homes to be served via a private street. Numerous issues were raised by the Planning Commission, residents, and staff. These issues included excessive grading, tree loss, environmental concerns,and variances. The applicant listened to the issues and attempted to address them through a revised plan. The application reappeared before the Planning Commission on May 3, 1995. At that meeting, staff prepared a sketch plan to act as a guideline to improve the plat. The recommendation in the report was based on the layout prepared by staff rather than the plan prepared by the applicant. The Planning Commission unanimously agreed that the plan was not ready to be sent to City Council. Action on the application was tabled and the applicant was directed to modify the plans and incorporate recommendations made by staff. On May 17, 1995, the Planning Commission reviewed a plan that incorporated most of staffs recommendations. The proposal was approved with conditions. On June 12, 1995,the application appeared before the City Council. After discussion and listening to residents and comments from the City Council, the applicant withdrew his application prior to the City Council's vote. REZONING The applicant is proposing to rezone the property from RR, Rural Residential to RSF, Residential Single Family. The area to the north is zoned Residential Single Family to the east and west is zoned Rural Residential and is guided for Residential Low Density. The 2000 Land Use Plan shows this area designated for development as Low Density Residential, 1.2 - 4.0 units per acre. The applicant's proposal has a gross density of 1.04 units per acre and 1.87 units per acre net after the streets and wetlands are taken out. This area is in the MUSA area. Staff is recommending approval for rezoning to RSF consistent with the Comprehensive Plan. Lake Lucy Estates November 18, 1998 Page 5 PRELIMINARY PLAT The applicant is proposing to subdivide an 16.40 acre site into 17 single family lots. The density of the proposed subdivision is 1.87 units per acre net after removing the roads (2.08 acres)and wetlands(3.39 acres). All lots exceed the minimum 15,000 square feet of area,with an average lot size of 31,986 square feet. The width and depth of the lots meets ordinance requirements. There are a total of three lake lots shown on the plan. However,Lot 6, Block 2 has an area of 101,372 square feet and a width of 303 feet. The ordinance requires a minimum lot area of 20,000 square feet for riparian lots. This parcel has the potential for future subdivision. The 20 foot front yard setback variances on some of the lots is promoting the preservation of trees and wetlands. We believe it is warranted. There are a total of six 20 foot front yard setback variances as was shown on the plan(Lots 5, 7, 8, 9, and 10, Block 2, and Lot 3, Block 3). As mentioned earlier, staff is concerned that future parking problems might arise for Lots 8, 9, and 10, Block 2. The ordinance prohibit parking on private streets and with a reduced setback for these lots,the driveways will be shorter allowing for 2 cars only to park outside the garage. Lots 5, and 6,Block 2, located to the south of the cul-de-sac, are proposed to be served via a private street, as well as homes proposed on Lots 9 and 10, Block 2 and Lot 1,Block 3. The lower portion of the property located to the east of the subject property(Morins)can only gain access to a public street through the subject property. The adjacent property has the potential to subdivide into three lots. Two of those lots will utilize the same driveway as proposed Lots 9 and 10, Block 2 and Lot 1, Block 3. The ordinance allows a maximum of 4 homes to be served via a private drive. The plan proposes 5 lots to be served via a private street. This will minimize grading and preserve trees in that area. Staff supports granting a variance to allow up to five lots accessing a private street. Although the proposal is consistent with the Comprehensive Plan, and generally consistent with the Zoning Ordinance,we believe that revisions as recommended within this staff report should be made to minimize impacts to the natural features of the site. GRADING The plans have incorporated many design changes that minimize grading including retaining walls, custom grading wooded lots, increasing the street grade(Lakeway Drive)up to 10%to conform better with the existing ground contours which results in less grading, adjusting building pad locations, elevations and/or changing dwelling types to conform with existing ground. However, staff believes there still are modifications that can be incorporated to improve the overall site and reduce grading and tree loss. The lots adjacent to Lake Lucy(Lots 4 & 5, Block 2) are proposed to be graded with the overall site improvements. Staff believes it may be better to designate these lots as custom-graded lots similar to Lot 6, Block 2. The building pad area on these lots is fairly wide and may not require the extensive filling as proposed depending on the building design. At a minimum,the lowest floor elevation on Lot 4, Block 2 should be raised to Lake Lucy Estates November 18, 1998 Page 6 964.0; Lot 5, Block 2 raised to 963.0; and Lot 6,Block 2 raised to 964.0 to match the existing grade at the walkout and minimize disruption closer to the wetlands. The grading plans also need to incorporate the wetland buffer setbacks and tree protection fencing. The stormwater(NURP)pond designed on Lot 7,Block 2, east of the cul-de-sac, is unacceptable. Access to the pond for maintenance purposes is restricted by a proposed retaining wall around three sides of the pond. The wall height ranges between 4 to 7 feet. Staff also considered redesign of the pond by compromising water quality standards in an attempt to reduce the pond size; however, given the quality of the wetland (natural)which receives the runoff it would be in direct conflict with the City's Surface Water Management Plan. An alternative pond location should be considered either on Lot 6, Block 2 or eliminating Lot 7, Block 2 and expanding the pond northerly by the developer. Eliminating Lot 7, Block 2 would also improve access and building sites on Lots 8, 9 and 10, Block 2. The City and Watershed District both require the lowest floor elevations of homes adjacent to lakes, wetlands and stormwater ponds be a minimum of two feet above the high water level of the water body. The lowest floor elevation on Lot 7, Block 2 needs to be raised to 966.0 to meet this requirement or the pond level lowered. The grading plan also proposes custom-graded lots in the wooded areas with the exception of Lots 3,4, 5, and 7 through 10, Block 2 where mass grading is proposed to prepare house pads and Lakeway Court. The utility service is proposed along Lakeway Court which would take a swath a minimum of 50 feet wide due to the depth of the sewer regardless. Staff has learned from previous developments that front yard trees over time eventually die due to construction impacts. Staff has met with the developer regarding the grading of Lots 7 through 10, Block 2 in an effort to maintain front yard drainage, minimize wetland impacts and tree loss. The developer's engineer has field verified existing grades and determined that the topographic maps previously used were not completely accurate,thus resulting in the necessity to revise and revisit grade changes on these lots. In an attempt to minimize grading impacts in the rear yard areas, staff recommended using deeper basements (up to 12 feet deep- standard basements are 8 to 9 feet deep)to match grades outside the walkout level thus reducing grading toward the wetlands and providing for a flatter slope in the rear yard. The developer has modified the building elevations on Lots 7 through 10, Block 2 to manage the grade changes for the most part. Staff believes that the first floor elevations on these lots should still be raised one foot to promote drainage out to Lakeway Court. City Ordinance requires a subdivision to dedicate 60-foot wide right-of-ways and a 60-foot wide radius in a cul-de-sac. The plans are proposing a 50-foot wide right-of-way and 60-foot wide radius cul-de-sac. Staff believes that a 60-foot wide right-of-way could be dedicated without impacting too many of the lots; however, given the very steep terrain on the northerly half of the project,the additional right-of-way would increase the setbacks for the homes thus creating additional fill for driveways and dwellings which, in turn, would affect existing tree canopy coverage. Therefore, staff is comfortable with permitting a 50-foot wide right-of-way on Lakeway Drive and Lakeway Lane with the 60-foot radius in the cul-de-sac to provide adequate s' Lake Lucy Estates November 18, 1998 Page 7 room for snow storage and utility improvements. According to the grading plan it appears the site will be short on material. Staff anticipates the applicant will need to import material to develop the site. The applicant will need to supply the City with a haul route and traffic control plan for review and approval prior to site grading commencing. Staff has worked with the developer's engineer to provide for a turnaround on Lakeway Court acceptable to the City's Fire Marshal. The turnaround shown on the plans has been revised(see attached). The southerly private street(Lakeway Drive at the end of the cul-de-sac) is proposed to serve Lots 5 and 6, Block 2. However, Lot 6 is a very large lot and has the potential for further subdivision. The Fire Marshal may also require an acceptable turnaround if the driveway exceeds 150 feet in length. This will require additional grading and tree loss on Lot 6 if it is further subdivided in the future. The plans propose to fill up to four feet of material in this area to prepare the house pads and private driveway(Lakeway Drive). This is also necessary to provide adequate cover for the sanitary sewer to service these lots. In addition, fill material will give the ability to create lookout or walkout-type dwellings without further grading towards the wetland. The house configuration and soil factors will also govern the pad location. Therefore, tree canopy loss may or may not be accurate and in most instances it is not. Tree loss is generally 10% to 15%higher due to construction activities outside of the home and generally impacts trees 20 feet away from the foundation. Retaining walls are a practical way of minimizing grading and tree loss. The applicant should be aware that retaining walls in excess of four feet in height will required building permits and engineered drawings. A soils report was prepared for the applicant by Braun Intertec. A summary of the results of the soils evaluation indicated soil borings typically encountered a one to four-foot layer of topsoil at the surface. Below the topsoil most of the borings encountered glacially deposited soils. Layers of alluvial deposits were encountered above the glacial till into the boring. Groundwater was encountered at four of the six boring locations. At these locations groundwater was encountered 4 to I 1 feet below the surface or above elevation 950.5 to 965.5. The soil report also supplied recommendations which indicated the topsoil, the alluvial soil and some soft glacial soils found in the borings are considered unsuitable for supportive proposed loads due to high organic content and/or associated compressibility under fill and building loads. To prepare for construction the report recommended removal of these soils and any existing fill in the building or oversized area. In the streets, the soil should be removed at least three feet below the proposed roadway subgrade elevation. The excavations would then be backfilled with engineered fill as needed to achieve the building and/or street subgrade elevation. The report also indicated the natural clays on the site will be suitable for reuse as fill but will require drying to achieve compaction requirements. The City's typical street section requires a two-foot sand subcut underneath the standard pavement section in order to prepare the street in accordance with the City's typical urban street section. Lake Lucy Estates November 18, 1998 Page 8 Typically with the soil conditions on hilly terrain, ground water may be of concern. The City requires a drain tile system behind the curb and gutter for homes which are not adjacent to a wetland/pond. The drain tile system provides an acceptable means of controlling sump pump discharge from the homes as well as improve the street subgrade drainage. Typically in a development like this the developer is also the builder. However, in this case staff is unsure whether the actual developer will be building the homes. Past experience has educated staff to make things as clear as possible with regards to grading and tree removal limits in the conditions of approval. Apparently, communication is lost between the developer and builder and prospective home buyer at time of building permit application. The City has envisioned one way of constructing a home on the lot; however, the prospective home buyer has another and seldom do they correspond. Therefore, staff is recommending that tree removal grading limits should be specifically addressed on each of the custom-graded lots so as any prospective home buyers will know exactly what they are able to do to the lot. The existing driveway access to Lot 4, Block 3 is proposed to be relocated from Lake Lucy Road to the new street(Lakeway Drive). Typically staff would make this a condition of approval; however, given the topographic constraints of the site, the new driveway grades will not be of much improvement over the existing one. In addition, the new driveway requires a significant retaining wall and will also be prone to snow drifting. Staff believes that relocation of the driveway on Lot 4, Block 3 should be optional. If the property owner still desires to relocate their driveway access to Lakeway Drive, the existing driveway must be removed. In addition, the street address of Lot 4, Block 3 must be changed to conform with the City's address system. EROSION CONTROL Erosion control measures and site restoration shall be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that the City's Type III erosion control fence<which is a heavy-duty silt fence, be used around the wetlands for maximum protection. The final grading plan shall incorporate erosion control fence around the perimeter of the grading limits. In addition,tree preservation fencing should be denoted on the grading and drainage plan as well. UTILITIES Municipal sanitary sewer service is proposed to be extended from the Coey parcel which was subdivided into Pointe Lake Lucy. The Coey parcel is located approximately 200 feet east of this site. The sewer line to date has not been extended to service this parcel. The sanitary sewer has been extended through the Pointe Lake Lucy development and deadended at the property just east of the development(Morin's). The alignment of the sanitary sewer line through the Morin's has been inspected in the field by the Morins, staff and the developer's engineer. The alignment minimizes tree loss and impacts to the wetlands and Morin's property. A permanent utility easement for this extension needs to be acquired by the developer and dedicated to the City in order to proceed with the project. The minimum width of the easement shall be 20 feet wide or Lake Lucy Estates November 18, 1998 Page 9 more depending on the depth of the sewer. Without the sanitary sewer extension,this project should be considered premature for development. A condition has been added in the staff report that preliminary and final plat approval will be contingent upon sanitary sewer being extended through the Morin's property. At the time the Morins subdivide their parcel and connections are made to the sewer line, the applicant will be entitled to a refund of a portion of the connection charge the City will impose at time of building permit. Staff recommends that the individual sewer and water service be field verified prior to construction to determine a location on each lot which minimizes tree loss. The applicant should also be advised that, based on the soils report, there may be some areas of unsuitable material where the pipe will need to be placed on pilings or significant subgrade correction performed prior to installation of the pipe. Due to the sanitary sewer elevation, Lots 4, 5 and 6, Block 2 will require grinder pumps to service the basement/lower level of these homes. This is typically avoided whenever feasible; however, in this situation there are no other options except raising the home sites four to five feet which would require significant filling/grading and impact to the wetlands. Municipal water service is available to the site from Lake Lucy Road. The plans propose on extending water service throughout the development. Detailed street and utility construction plans and specifications will be required in conjunction with final plat approval. The construction plans and specifications shall be prepared in accordance with the City's latest edition of Standard Specifications and Detail Plates. Final construction plans and specifications will need to be submitted to the City a minimum of three weeks prior to final plat consideration for staff review and City Council formal approval. As a part of final plat and construction plan approval, the applicant will be required to enter into a development contract and provide the City with financial securities to guarantee final plat conditions of approval and installation of the public improvements. The development contains two existing home sites (Tichy and Christensen). Both of these home sites are currently on their own well and septic system. The existing home on the westerly portion of the site(Lot 1, Block 2 - Christensen's) is proposed to be removed. The other home(Tichy) is proposed to remain on Lot 4, Block 3. Both have on-site well and septic systems that will need to be abandoned in accordance with the City and State building codes in conjunction with this development. The well and septic system on Lot 1, Block 2 will have to be abandoned in conjunction with demolition of the home. The well and septic system on the Tichy property(Lot 1,Block 1)may be delayed since the construction activities appear not to impact the systems. However, city ordinance requires properties within 150 feet of a municipal sewer system to connect to the City's system within 12 months after the system becomes operational. Connection to City water is not required until the well fails. The sanitary sewer to serve this development will need to be designed and constructed to service the Morin's property as well as the properties to the west of the site and north of Lake Lucy Road. The applicant has not provided sewer and water extension west of the development. Staff will be reviewing the need for providing utility service to the adjacent parcels. The applicant shall be Lake Lucy Estates November 18, 1998 Page 10 responsible for extending sanitary sewer service west of the site in a location to be determined by the City. STREETS Access to the development is proposed from Lake Lucy Road. This road is classified in the City's Comprehensive Plan as a collector street. The applicant is proposing to dedicate on the final plat an additional 7 feet of right-of-way to meet the City's design criteria along Lake Lucy Road. Street right-of-way on the public street within the plat has been reduced from the 60-foot requirement to 50 feet wide in an effort to reduce grading and tree loss. Staff has evaluated this compromise and believes the reduced right-of-way is warranted. The plans are also incorporating the use of private driveways to service portions of the development and adjacent parcels. City ordinance provides for up to four homes to be serviced off a private driveway. A turnaround acceptable to the City's Fire Marshal will also have to be provided. The private driveways will reduce impacts to the wetlands and minimize tree loss versus a public street. Staff believes the use of a private driveway to service Lots 5 and 6, Block 2 may be warranted to reduce impacts to the area. The construction of a public street in this area would destroy the natural features. In addition,Lots 5 and 6, Block 2 would be marginal lots due to setback requirements from wetlands and the street. Staff believes the applicant has followed the layout prepared by staff to minimize the environmental concerns. If a public street was required to serve Lots 5 and 6, Block 2 there would be only two lots created at the end on Lot 6, Block 2 due to setbacks from the street and wetlands. Lot 5, Block 2 would not meet code requirements. Therefore, an argument could be made for not allowing Lot 6, Block 2 to subdivide in the future. Another private street is proposed to service three lots(Lots 9 and 10, Block 2 and Lot 1,Block 3) and the Morin's parcel to the east. The Morins and staff have previously reviewed the development potential of the Morin's parcel and it appears that the site may be further subdivided into two additional lots. Therefore, the private street(Lakeway Court)as proposed would be serving up to five homes which exceeds the City's ordinance. Staff believes there is no other way to create a street system to serve these lots which would minimize impacts and therefore recommends a variance be granted for up to five(5) homes accessing Lakeway Court. A turnaround which meets the City Fire Marshal's requirements has been designed and approved by staff at the end of Lakeway Court (see attached). Future access was also considered for the parcel west of the development (Randall). The Randall's parcel currently gains access from Lake Lucy Road via a long gravel driveway. Part of the driveway is actually located within the proposed subdivision through Lots 1,2 and 3, Block 1. The Randall's driveway access onto Lake Lucy Road is across from Yosemite. This intersection has substandard sight distance which makes it difficult to safely turn to and from the property. Eventually, when the Randall parcel further subdivides, staff will recommend that the driveway access onto Lake Lucy Road be eliminated and the driveway be relocated to access Lakeway Lane. It appears the Randall property has ability to further subdivide into more than four lots. The applicant has proposed a 32-foot wide City street which only needs to be 31 feet wide and 50- foot wide public right-of-way between Lot 1, Block 2 and Lot 3,Block 1 to provide future access Lake Lucy Estates November 18, 1998 Page 11 to the site. Lot 1, Block 2 will also be accessed from this street. A sign will be required on the barricades as well as a condition in the development contract indicating that "Lakeway Lane may be extended in the future". Due to the street length a temporary turnaround will not be necessary. The street grade(Lakeway Lane)may be adjusted slightly to match grades at the property line. Staff is also recommending ending the street 15 feet short of the Randall's property to maintain a buffer. Staff has reviewed the street grades and alignment and believes no further modifications are available to minimize tree loss and grading. These changes were also discussed in the grading portion of this report, i.e. retaining walls. All lots are proposed to access the interior streets and not directly onto Lake Lucy Road. The existing driveway to Lot 4, Block 3 is proposed to be relocated to Lakeway Drive as discussed in the grading portion. This will result in the necessity to change their street address. Private driveway maintenance and access agreements will need to be incorporated into covenants to permit access to the lots adjacent to Lakeway Court as well as the Morin parcel. Street grades range from 1%to 10%which exceeds City Ordinance. City Ordinance requires street grades to be between 0.75%and 7%. Staff believes that a 10% street grade may be warranted in this situation to better conform to existing terrain and minimize grading and tree loss. However, staff is recommending that a 3%or less landing minimum length of 75 feet be designed at the intersection of Lake Lucy Road and Lakeway Drive to provide adequate sight lines and acceleration onto Lake Lucy Road. Staff believes that this can be easily accomplished. MISCELLANEOUS The final plat will need to dedicate drainage and utility easements over stormwater ponding areas and any utility improvements which lie outside the City's road right-of-way. The minimum easement width shall be 20 feet wide depending on the depth and location of the utility or stormwater pond basin. WETLANDS There are 2 wetlands delineated on-site and they are as follows: Wetland A is a natural wetland located on the property just east of Lots 8 through 11 along the southeastern portion of the property. The wetland is approximately 5.3 acres and is characterized as an inland shallow fresh marsh. Approximately 1.7 acres of the wetland is located on the property. Wetland B is the natural wetland complex that borders the Lake Lucy shoreline. The wetland is above the ordinary high water elevation for Lake Lucy, and therefore, is not within DNR jurisdiction. Approximately 1.4 acres of the wetland is located on the property. Since both of the wetlands are classified as natural, the buffer strip required shall be 10 to 30 feet • Lake Lucy Estates November 18, 1998 Page 12 wide with an average width of 20 feet. It is recommended that any disturbed areas of the buffer strip be seeded with a mixed variety of natural upland vegetation. Although these wetlands will not be filled or excavated as a result of the development, erosion control and maintenance on the erosion control is a key factor in protecting wetlands. Type III erosion control shall be provided around the wetland at the start of construction and maintained until vegetation is fully re-established. Wetland Buffers The City wetland ordinances requires a buffer strip and buffer strip monumentation along wetlands. The buffer strip width required for natural wetlands is 10 to 30 feet with a minimum average width of 20 feet. The principal structure setback for these wetlands is 40 feet measured from the outside edge of the buffer strip. The applicant has proposed a buffer strip of 10 feet along Lots 10,9, 8, 7 and 4. Lot 6 is shown with a thirty foot buffer to accomplish the 20 ft. average and lot 5 has a sharp transition from 30 to 10 feet. City staff would recommend that the lot 5 buffer be adjusted so that there is a smoother transition along the Lot 5 property line Such sharp transitions in buffer zones have resulted in buffer removal in the past. SURFACE WATER MANAGEMENT PLAN(SWMP) Storm Water Quality Fees The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of$2.50 per cubic yard for excavation of the pond. The City has had discussions with the applicant's engineer on the water quality ponding. The proposed SWMP water quality charge of$800/acre, (or $9,184 for the 11.48 acres) for single-family residential developments may be waived if the applicant provides water quality treatment according to the City's SWMP standards. To receive this credit the applicant must provide the City with plans for a stormwater quality pond designed to retain up to 75% phosphorus according to the Walker Pondnet model. Storm Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city- wide rate for the installation of water quantity systems. This cost includes land acquisition, proposed SWMP culverts, open channels and storm water ponding areas for runoff storage. Single family residential developments will have a connection charge of$1,980 per developable acre. The total gross area of the property is 16.34 acres; however, 4.86 acres is wetland. Therefore, the proposed development would then be responsible for 11.48 acres resulting in a water quantity connection charge of $22,730. This fee will be due payable to the City at time of final plat recording. Lake Lucy Estates November 18, 1998 Page 13 Lake Access There are three lots on this site that would meet the 90 foot width requirement for access to Lake Lucy. However,to access the lake, each of these properties must impact the wetland to get to the Lake. In the extreme case Lot 6 must go through 350 feet of wetland to reach the ordinary high water level. Although not enforceable, staff recommends/suggests that all of these lots access the lake at the point of least impact to the wetland on a shared dock. The location of this dock would be on Lot 6. PARK DEDICATION Full park and trail fees shall be collected per city ordinance in lieu of land acquisition and/or trail construction. The existing house located on Lot 4, Block 3, is exempt from these fees. If the home is demolished and a new residence is built, the site would then be subject to these fees. TREE PRESERVATION/LANDSCAPING Tree canopy coverage and preservation calculations for the Lake Lucy Estates development are as follows: Total upland area 11.17 ac or 486,565 SF Total canopy area (excluding wetlands) 9.51 ac or 414,256 SF Baseline canopy coverage 85% Minimum canopy coverage allowed 55% or 6.14 ac/267,610 SF Proposed tree removal 51.2% or 4.87 ac/212,137 SF Proposed tree preservation 48.7% or 4.64 ac/202,118 SF Developer does not meet minimum canopy coverage allowed, therefore the difference is multiplied by 1.2 to calculate the required replacement plantings. Difference in canopy coverage 65,491.6 SF Multiplier 1.2 Total replacement 78,589.9 SF Total number of trees to be planted 72 trees A replacement planting plan has been submitted to the city for approval. Included in the plan is location, species and size of replacements. The ordinance requires all replacements must meet minimum size requirements. The applicant has requested that replacement plantings vary in size, from seedling to the 2 1/2 minimum required by ordinance. Staff supports the request for trees planted in excess of the 72 required. Of the 72 trees required, staff recommends the minimum required size is upheld. The applicant has prepared a solid and comprehensive forest management plan for the site. Tree survey results, woodland condition and replacement plantings plans are all covered in detail. The Lake Lucy Estates November 18, 1998 Page 14 applicant appears prepared to properly handle the development of the property and its woodlands. The plan states that trees will be and have been assessed for preservation based on their condition, location, age,and species. This technique will serve to avoid the mistakes made by developers in wooded areas in the past where inappropriate trees are preserved only to die once construction has finished. Staff recommends tree removal limits for each lot be established as shown on the grading and tree preservation plans submitted by the applicant. It appears a 20 foot removal limit from the building pad would coincide with tree removal shown on the applicants' plans. Tree loss/preservation for the development is comparable to the loss associated with the previous Byrne application. The current applicant has not preserved significantly any more or less of the woodlands than the previous proposal. What this applicant has done, however, is invested time and effort into preparing a forest management plan for the site and the future development. The Landscaping and Tree Preservation requirements state that a landscape buffer is required when a subdivision plat is contiguous to a collector street. Required buffering shall include berms and landscape materials consisting of a mix of trees and shrubs and/or a tree preservation area. The plan identifies plant material locations along Lake Lucy Road as well as planting within each front yard. Appropriate financial security will be required. This plan shows the type and size of trees proposed to be planted as well as the location of any berms along Lake Lucy Road. COMPLIANCE WITH ORDINANCE -RSF DISTRICT Lot Lot Lot Home Wetland&Buffer Area Width Depth Setback Setback Ordinance 15,000 90' 125' 30' front/rear 60'Average 10' sides BLOCK 1 Lot 1 25,890 115' 229' 30'/30' Corner lot 243' 10' Lot 2 17,663 97' 197' 30'/30' 10' Lot 3 17,746 122' 163 30'/30' Corner lot 148' 10' Block 2 Lot 1 19,915 149' 125' 30'/30' Corner lot 138' 10' Lake Lucy Estates November 18, 1998 Page 15 Lot 2 15,048 120' 125' 30/30 10 Lot 3 18,648 220' 125' 30/30 10 Lot 4 56,374 95' 420' 30750'**40'/10' 10' Lot 5 54,016 218' 332' 30750'**40710' 10' Lot 6 103,151 33' 336' 301/701**40730' 10' Lot 7 44,999 211' 324' 20'*/501**40710' 10' Lot 8 21,567 137' 339' 207501**40710' 10' Lot 9 26,971 161' 301' 207501**40710' 10' Lot 10 19,927 131' 250' 20'*/501**40710' 10' Block 3 Lot 1 16,291 105' 157' 30'/30' 10' Lot 2 25,125 243 180 30'/30' Corner Lot 235 10' Lot 3 19,971 131 158' 20'*/30' 10' Lot 4 39,394 185' 242' 30'/30' Corner Lot 164 10' * Front yard variance required. ** Wetland&Buffer setback supersedes typical setbacks. FINDINGS SUBDIVISION 1. The proposed subdivision is consistent with the zoning ordinance; Lake Lucy Estates November 18, 1998 Page 16 Finding: The subdivision requires variances to meet the requirements of the RSF, Residential Single Family District. 2. The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; Finding: The proposed subdivision is consistent with the comprehensive plan density designation. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water drainage are suitable for the proposed development; Finding: The proposed site has a significant tree coverage and rolling topography. The applicant is attempting to minimize impact on the property and staff is making recommendations that should be incorporated into the plan. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage disposal, streets, erosion control and all other improvements required by this chapter; Finding: The proposed subdivision will be served by a public street and infrastructures contingent upon acquiring an easement through the Morin's parcel. 5. The proposed subdivision will not cause environmental damage; Finding: The proposed subdivision will need to be revised as discussed in the staff report and in the conditions of approval. Grading and tree removal must be minimized. 6. The proposed subdivision will not conflict with easements of record. Finding: The proposed subdivision will not conflict with existing easements, but rather will expand and provide all necessary easements. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will be provided with adequate public Lake Lucy Estates November 18, 1998 Page 17 infrastructure with the extension of the sanitary sewer from the east. The pond issue must be addressed as discussed in the staff report. VARIANCE As part of this plat approval, a variance to allow 20 foot front yard setbacks, a 10 percent street grade, five homes accessing via a private street, and a 50 foot wide right-of-way is requested. The City Council may grant a variance from the regulations contained in the subdivision chapter as part of a plat approval process following a finding that all of the following conditions exist: 1. The hardship is not a mere inconvenience. 2. The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land. 3. The condition of conditions upon which the request is based are unique and not generally applicable to other property. 4. The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. Finding: Staff recommends the variances be approved as shown in plans dated October 16, 1998, for the following: a. A 20 foot front yard setback for Lot 5, 7, 8, 9 and 10, Block 2, and Lot 3, Block 4. b. A 10 percent street grade and a 50 foot wide right-of-way . c. Five homes accessing via a private drive. PRIVATE STREETS As part of this subdivision, the applicant is requesting the use of private streets to service portions of the site. The subdivision ordinance allows up to four lots to be served by a private street if the city finds the following conditions to exist: 1. The prevailing development pattern makes it not feasible or inappropriate to construct a public street. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions and existence of wetlands. 2. After reviewing the surrounding area it is concluded that an extension of the public street system is not required to serve other parcels in the area, improve access,or to provide a street system consistent with the comprehensive plan. 3. The use of a private street will permit enhanced protection of wetlands and mature trees. Finding: The applicant is utilizing two private streets to access Lots 5, 6, 9, and 10, Block 2, • Lake Lucy Estates November 18, 1998 Page 18 and Lot 1,Block 3. Private streets will minimize impact on the vegetation and preserve site grades. Lakeway Court will serve 5 lots,however, we believe in this case a variance is appropriate. BUILDING OFFICIAL COMMENTS Demolition Permits. Existing structures on the property which will be demolished will require a demolition permit. Proof of well abandonment must be furnished to the City and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. A house moving permit is required if a structure is to be moved to another location within the City. House moving permits must be approved by the City Council. A road use permit is required to move a structure over City roads. Retaining Walls. Retaining walls over 48" high from the base of their footings require a building permit and inspections. RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission approves rezoning 16.40 acres of property zoned RR, Rural Residential to RSF, Residential Single Family(95-1 REZ); Preliminary plat (95-3 SUB) to subdivide 16.40 acres into 17 single family lots, with variances(a 20 foot front yard setback for Lots 5, 7, 8, 9, and 10, Block 2, and Lot 3, Block 3, a 10 percent street grade and a 50 foot wide right-of-way, and five homes accessing via a private street, Lake Lucy Estates, as shown on plans dated October 16, 1998,with the following conditions: 1-. Type III erosion control fence shall be used adjacent to the wetlands and Type I erosion control fence shall be used adjacent the grading limits. 2. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood-fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. 3. All utility and street improvements shall be constructed in accordance with the latest edition of the City's Standard Specifications and Detail Plates. Detailed street and utility plans and specifications shall be submitted for staff review and City Council approval three weeks prior to final plat consideration. 4. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland ordinance. The developer shall install wetland buffer edge signs before the City accepts the utilities and will charge the applicant$20 per sign. 5. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year Lake Lucy Estates November 18, 1998 Page 19 storm events and provide ponding calculations for stormwater ponds in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre-developed and post- developed stormwater calculations for 100-year storm events and normal water level and high water level calculations in existing basins, created basins, and/or creeks. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. In addition, water quality ponding design calculations shall be based on Walker's Pondnet model. 6. The applicant shall enter into a development contract with the City and provide the necessary financial security to guarantee compliance with the terms of the development contract. 7. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Carver County, Watershed District, Metropolitan Waste Control Commission, Health Department, Minnesota Pollution Control Agency, Minnesota Department of Natural Resources,Army Corps of Engineers and Minnesota Department of Transportation and comply with their conditions of approval. 8. The appropriate drainage and utility easements should be dedicated on the final plat for all utilities and ponding areas lying outside the right-of-way. The easement width shall be a minimum of 20 feet wide. Consideration shall also be given for access for maintenance of the ponding areas. A 50-foot wide drainage and utility easement will be required over the utilities located within Lakeway Court. 9. No berming, retaining walls or landscaping will be allowed within the right-of-way. 10. The lowest floor elevation of all buildings adjacent to the wetlands or storm water ponds shall be a minimum of two feet above the 100-year high water level. 11. A stonmwater quality pond shall be provided on site to pretreat runoff prior to discharging into the wetlands. The stormwater pond must have side slopes of 10:1 for the first ten feet at the normal water level and no more than 3:1 thereafter or 4:1 throughout for safety purposes. The stormwater pond shall be designed and constructed with a 75%phosphorus removal efficiency. A landscape plan providing upland and wetland plants to naturally blend the pond into the surroundings is recommended. 12. Existing wells and/or septic systems on site will have to be properly abandoned in accordance with City and Minnesota Department of Health codes/regulations. The existing home(Tichy)on Lot 4,Block 3 shall be connected to the City's sanitary sewer system within 30 days after the system becomes operational. Connection to City water is not required unless the well on Lot 4,Block 3 fails. 13. The proposed single-family residential development of 11.48 developable acres is Lake Lucy Estates November 18, 1998 Page 20 responsible for a water quantity connection charge of$22,730. These fees are payable to the City prior to the City filing the final plat. The water quality fees will be waived if the applicant provides for on-site stormwater treatment. 14. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall re-locate or abandon the drain tile as directed by the City Engineer. The construction plans shall include a drain tile system in street behind the curbs and gutters on those lots which are not adjacent to a wetland or storm pond. 15. All lots shall take direct access to the interior street system and not Lake Lucy Road. Lot 4, Block 3 may relocate their driveway from Lake Lucy Road to Lakeway Drive. If the driveway is relocated to Lakeway Drive, the street address for this lot shall be changed accordingly. 16. Lots 1 through 3, Block 1, Lots 1 and 2, Block 2, and Lots 1 through 3,Block 3 shall be custom graded at time of building permit issuance. A detailed grading(with two-foot contours), drainage, tree removal and erosion control plan shall be submitted with the building permit application for review and approval by the City engineer prior to issuance of a building permit for the lot. 17. The grading, drainage, and construction plans shall be revised incorporating the following changes that conform better with the existing grades and minimize grading and tree loss: a) Tree protection fencing. b) Raise lowest floor elevation on the following lots: -Lot 4, Block 2: 964.0 -Lot 5, Block 2: 963.0 -Lot 6, Block 2: 964.0 -Lot 7, Block 2: 966.0 c) Redesign storm pond on Lot 7 to allow for maintenance access and eliminate retaining walls adjacent to street. d) Raise garage elevations on Lot 7, Block 2 to 976.0 and on Lot 10, Block 2 to 978. e) End construction limits on Lakeway Lane 15 feet from west property line and raise street grade on Lakeway Lane to 3.00% f) Incorporate revised turnaround on Lakeway Court. g) Label height of retaining walls. Lake Lucy Estates November 18, 1998 Page 21 h) Provide drain tile behind the curb for those lots not adjacent to wetlands or stormwater pond. i) Consider reducing fill limits on Lots 4 and 5, Block 2 to 20 feet from front property line. j) Add outlet control structure to pond. k) Provide sanitary sewer and water service to parcel to the west(Randall)per staff. 1) Type III erosion control fence shall be used adjacent to all wetlands. Add rock construction entrance and sediment protection for all storm sewer inlets. m) Reduce street widths on Lakeway Drive and Lane to 31 feet back-to-back of curb. 18. Preliminary and final plat approval shall be contingent upon sanitary sewer service being extended to the plat from the Coey property (Pointe Lake Lucy) to this site and the applicant obtaining a drainage and utility easement from the Morins. 19. All private streets shall be designed and constructed in accordance to City Ordinance No. 209 and a turnaround acceptable to the City's Fire Marshal. A private maintenance agreement and access easement shall be provided for all parcels served by a private street(s) (including the Morin's parcel) 20. The developer shall extend utilities to the parcel to the west through a location determined by the City. Temporary barricades shall be placed at the end of Lakeway Lane. A sign shall be placed on the barricades indicating "this street shall be extended in the future". A condition will also be placed in the development contract to inform all property owners in Lake Lucy Estates of this street extension. 21. A variance to the City's private street ordinance to allow up to 5 homes to access Lakeway Court, 10% street grade on Lakeway Drive and 50-foot right-of-way throughout except for the cul-de-sac is recommended. 22. The applicant or their assignee shall submit a haul route and traffic control plan to the City Engineer for review and approval prior to site grading commencing. 23. Individual sewer and water services to the lots shall be field verified to determine the path of least impact to the trees. 24. The applicant shall be entitled to a refund (up to 90%depending on construction costs) of a portion of future sewer connection charges collected from Morin's parcel when building permits are issued. Lake Lucy Estates November 18, 1998 Page 22 25. The proposed single family residential development of 11.48 net developable acres is responsible for a water quality connection charge of$9,184 and a water quantity fee of $22,730. The Water quality fee will be waived upon the applicant meeting NURP design for on site runoff. These fees are payable to the City prior to the City filing the final plat. 26. The applicant shall plant 72 trees as replacement/reforestation plantings. The number of replacement trees could increase based upon the level of grading on the site. Trees shall be selected from the city's Approved Tree List and meet minimum size requirements. A landscape plan shall be submitted to the city for approval. Included in the plan shall be location, species and size of replacements. 27. Tree removal limits shall be established 20 feet from the building pad for all custom graded lots, once the type of home is designated. Tree protection fencing must be installed at the limits and maintained throughout construction. 28. No berming or landscaping will be allowed within the right-of-way. The applicant shall work with the City in developing a landscaping replacement plan on the site and along Lake Lucy Road right-of-way. The vegetated areas which will not be affected by the development will be protected by a conservation easement. The conservation easement shall permit removal of dead or diseased vegetation. All healthy trees over 6" caliper at 4' height shall not be permitted to be removed. 2 9 . A snow fence shall be placed along the edge of tree preservation easements prior to grading. 3 0 . Building Department conditions: a. Obtain demolition permits. This should be done prior to any grading on the property. b. Obtain building permits from the Inspections Division for retaining walls over 48" high. Revise Grading and Drainage Plan to indicate lowest floor level elevation, top of foundation elevation and garage floor elevation. This should be done prior to final plat approval. 31. Fire Marshal conditions: a At the east end of Lake Way Court provide an approved turnaround for fire apparatus. Pursuant to 1991 Uniform Fire Code, Section 10.204 (D). b. Relocate the existing hydrant that is located on block 8 on the south side of Lake Way Court to the north side of Lake Way Court on block 2. c. With reference to block 2, lot 6, if structure is not visible from the street, additional address numbers will be required at driveway entrance. Pursuant to Chanhassen Fire Permit Policy Premise Identification No. 29-1992. Lake Lucy Estates November 18, 1998 Page 23 32. Full park and trail fees shall be collected per city ordinance in lieu of land acquisition and/or trail construction. 33. The buffer on Lot 5, Block 2, shall be adjusted so that there is a smoother transition along the Lot 5 property line. 34. Lots 4 and 5, Block 2 are encouraged to share a dock to minimize impact on the wetlands. 35. Cross-access and maintenance agreements will need to be prepared for use of the private driveway including the Morin's parcel. 36. A cross access easement agreement prepared for the use of the private driveway including the Randall parcel." ATTACHMENT 1. Preliminary plat dated October 16, 1998. \\cfs 1\vo121plan\sa\I klucy.contractors.doc 110° CITY OF MEMORANDUM CHANHASSEN TO: Planning Commission 690 City Center Drive,PO Box 147 FROM: Cynthia R. Kirchoff, Planner I Chanhassen,Minnesota 55317 Phone 612.937.1900 DATE: November 12, 1998 General Fax 612.937.5739 Engineering Fax 612.9379152 SUBJ: Amendment to Section 20-913. Lighting Public Safety Fax 612.934?524 tt'eeb u'u u:ci.[hanhassen.mn.us BACKGROUND The following is a proposed amendment to the existing lighting ordinance. The ordinance amendment was initiated by a complaint concerning the lights in the Villages on the Ponds. The resident stated that the lights were obtrusive and created unnecessary glare, thus, prohibiting views of the stars and creating traffic hazards. Staff has reviewed lighting ordinances from communities throughout the nation to make certain that our ordinance provides a balance between safety and aesthetics. Staff believes that the city has the responsibility to protect the safety of its residents by requiring lighting in parking for commercial, industrial and multi- family uses. It should also include provisions to protect neighboring properties from glare from the required lighting. However, the lights should be aesthetically pleasing and not all be "shoebox"lights. Staff believes that the existing ordinance works and does not require a major amendment, however, several points could be clarified. Staff is not requesting formal approval of this ordinance at the November 1 8th meeting,just clarification of the issues. It will be returned to the Planning Commission in an ordinance format. PROPOSED LIGHTING ORDINANCE AMENDMENT Staff has prepared an amendment to the existing lighting ordinance to clarify fixture type, height and spacing. This ordinance intends to provide safe lighting, that minimizes unnecessary glare and light trespass onto private property. All new information is in bold print. The explanation of the requirement is in parenthesis. The City of Chanhassen. g;o„?i [l lii;;N,t, with[Tir7%/Likes,qualm schools,a charming Oif1f!lig bi;IlesiPs> i( L.: :S; -_... :. _ .... . _ :. .. . . ... ,. Planning Commission Lighting Ordinance Amendment November 12, 1998 Page 2 Section 20-913. Lighting. (a) Glare, whether direct or reflected, as differentiated from general illumination shall not be visible beyond the limits of the site from which it originates. (b) No light which is flashing, revolving or otherwise resembles a traffic- control signal shall be allowed in any area where it could create a hazard for passing vehicular traffic. (c ) Lighting fixtures should be of a design consistent with fixtures used in surrounding developments and municipal street lighting. Shielded high pressure sodium fixtures are required. (1) Fixture height shall not exceed thirty (30) feet. (This is the most common height of existing lights. It also intends to reduce the number of fixtures required to ensure safety in parking areas and sidewalks.) OR (1) Fixture height shall not exceed twenty (20) feet in residential districts, twenty-five (25) feet in commercial or office districts and thirty (30) feet in industrial districts. (This intends to create an environment in which the lights are in proportion with the height of the development.) (2) All fixtures must have a total cutoff angle equal to or less than 90 degrees. (This intends to eliminate glare and will direct the light downward rather than upward into the sky.) (3) Photometrics shall incorporate existing light fixtures, public or private, that may impact the site. (This intends to eliminate unnecessary lighting and duplication.) (4) All outdoor light fixtures existing and legally installed prior to (ordinance adoption date) are exempt from the requirements of this article, unless work is proposed in any one (1) year period so as to replace fifty (50) percent or more of the existing outdoor light fixtures, or to increase to the extent of fifty(50) Planning Commission Lighting Ordinance Amendment November 12, 1998 Page 3 percent or more the number of outdoor light fixtures on the premises. The definition portion of the zoning ordinance must be amended to include the definition of a shielded fixture. This definition attempts to clarify the current requirement. Section 20-1. Definitions Shielded Light Fixture: A light fixture with cutoff optics that allows no direct light emissions above a vertical cutoff angle of 90 degrees. ANALYSIS Is an amendment needed to ensure safe and aesthetically pleasing lighting? Staff believes that photometrics (lighting plan) should incorporate existing lighting to reduce duplication and eliminate unnecessary glare and that fixtures should be limited to 30 feet. However, an ordinance amendment may create more problems that it solves. For instance, if the height of the fixture is based upon the use, the number of overall fixtures on the site may be increased. Generally,the taller the fixture, the further the light will spread, whereas, a shorter fixture will illuminate a smaller area. Hence, additional fixtures will have to be installed to ensure safety for pedestrians and vehicles because the ordinance requires parking areas to be sufficiently illuminated. This may create additional glare. Another issue of concern is the impact an light ordinance will or should have on park lights. The tallest lights in the city are those in Lake Ann Park at 65 feet. When they are turned on, they are visible from a great distance. The Park & Recreation Commission should review any ordinance that will impact park lights. This ordinance amendment will also impact aesthetics. By restricting the fixtures to those with a vertical cutoff angle of 90 degree, are we eliminating some light fixture styles from the city? Decorative lighting certainly appeals to most people and can contribute to the overall appearance of the site. However, the shielded fixture will eliminate unnecessary glare. Many ordinances regulate lighting by limiting the light levels. The quantitative measurement of light levels and distribution is called photometry. Light levels are expressed in foot-candles (see Attachment 8). The ordinance states that light levels should not exceed one-half foot-candle at the property line. Currently, staff Planning Commission Lighting Ordinance Amendment November 12, 1998 Page 4 only reviews the fixture type and light level at the property line from lighting plans. RECOMMENDATION Staff requests that the Planning Commission offer direction as to the necessity and appropriateness of an amendment to the lighting ordinance. Attachments: 1. Section 20-913. Lighting 2. Section 20-1123 Lighting 3. Section 18-78 (7) Street Lighting 4. Typical Lighting Pole 5. Zoning News, October 1995 6. "Bright Ideas"Planning November 1994 7. Information on Fixture Types and Illumination 8. Information on Foot-Candles and Recommended Levels g:\plan\ck\plan comm\lighting ordinance doc 98.doc A A t L § 20-911 CHANHASSEN CITY CODE RwvT43 tions.Any such fuel storage tank shall be fenced in accordance with the fire code regulations and, in addition, shall be painted in earth tone colors or landscaped with low hedges, ever- greens,or other suitable screening material. (Ord. No. 80,Art.VI, § 15, 12-15-86) Sec. 20-912. Storage of garbage and trash. (a) No exterior incineration of trash or garbage is permissible. No exterior storage of trash or garbage is permissible except in an accessory building enclosed by walls and roof,or in closed containers within a totally screened area. (b) Subsection (a) does not apply to covered garbage cans in agricultural and single- family districts. (Ord. No. 80,Art.VI, § 16, 12-15-86) Sec. 20-913. Lighting. (a) Glare, whether direct or reflected, as differentiated from general illumination shall not be visible beyond the limits of the site from which it originates. (b) No light which is flashing, revolving or otherwise resembles a traffic-control signal • shall be allowed in any area where it could create a hazard for passing vehicular traffic. State law reference—Similar provisions, M.S. § 169.073. (c) Lighting fixtures should be of a design consistent with fixtures used in surrounding developments and municipal street lighting. Shielded high pressure sodium fixtures are required. (Ord. No. 80,Art. VI, § 17, 12-15-86) Supp.No.5 1234.2 \TTA ?" 1 lMT § 20-1119 CHANHASSEN CITY CODE OFF- n r P iI& L-agM& (2) Where fractional spaces result, the parking spaces required shall be construed to be the next largest whole number. (3) Parking standards for uses not specifically mentioned in this division shall be deter- mined by the city. The factors to be considered in such determination shall include size of building, type of use, number of employees, expected volume and turnover of customer traffic and expected frequency and number of delivery or service vehicles. (Ord. No. 117, § 1, 1-8-90) Sec. 20-1120. Yards. On-site parking and loading facilities shall not be permitted in the required front yard, side yard or rear yard. (Ord. No. 117, § 1, 1-8-90) Sec. 20-1121. Buffer fences and planting screens. On-site parking and loading areas near or abutting residential districts shall be screened in conformance with the provisions of article XXV. (Ord. No. 117, § 1, 1-8-90) Sec. 20-1122. Access. Parking and loading space shall have proper access from a public right-of-way.The number of width of access drives shall be located to minimize traffic congestion and abnormal traffic hazard. (Ord. No. 117, § 1, 1-8-90) - Sec. 20-1123. Lighting. All commercial, industrial, and multifamily parking lots shall be lighted. Lighting shall use shielded fixtures and be directed away from the public right-of-way and adjacent residen- tial or agricultural districts. Sufficient lighting shall be provided to illuminate all areas of the parking lot to provide adequate levels of safety. To minimize off-site impact, light levels as measured at the property line shall not exceed one-half-footcandle as measured at the property line. Sec. 20-1124. Required number of on-site parking spaces. On-site parking areas of sufficient size to provide parking for patrons, customers, sup- pliers, visitors, residents and employees shall be provided on the premises of each use. The following standards are minimum criteria.The city may increase the requirements beyond the minimum based upon findings that,due to proposed use and/or design,that additional parking demand is anticipated. The number of required parking spaces shall comply with the fol- lowing: (1) Calculating the number of spaces shall be in accordance with the following: a. If the number of off-street parking spaces results in a fraction, each fraction of one-half or more shall constitute another space; Supp. No. 2 1250 SUBDIVISIONS § 18-78 (1) All subdivision boundary corners,block and lot corners,road intersection corners and points of tangency and curvature shall be marked with durable iron or steel monu- ments meeting the minimum requirements of state law. The city may, when a subdivision is essentially complete, require a development to have the plat restaked to replace the original monuments destroyed or obliterated during the construction process. (2) As a rule, the surface water discharge rate from the subdivision is to be retained at the predevelopment rate for a one-hundred-year,twenty-four-hour storm event through the use of surface water detention/retention facilities or other appropriate means as approved by the city engineer. (3) Every street shall have an adequate sub-base and shall be improved with a bitumi- nous or concrete surface in accordance with the design standards specified by the city for urban or rural sections. Except in areas where lot widths exceed one hundred (100) feet or topography or tree cover dictates otherwise, grading shall provide for easy installation of sidewalks. (4) Concrete curb and gutter shall be required for all urban street sections. (5) Sidewalks may be required. (6) Where a public water supply is available within a reasonable distance of the proposed subdivision, the subdivider shall be required to provide a connection to the public system. Service connections shall be stubbed into the property line and all necessary fire hydrants shall be provided. Extensions of the public water supply systems shall be designed to provide public water service to each lot and shall be in accordance with applicable city requirements. (7) Street lighting of a type approved by the city shall be required at intersections and other locations. (8) If available,public sanitary sewer main and service connections shall be approved by the city engineer and installed to serve all lots in the subdivision. In unsewered areas, facilities for sewage disposal, which meet applicable city ordinance require- ments for individual sewage disposal systems must be provided. (9) A system that will adequately accommodate the surface water runoff within the subdivision, as required by this chapter, shall be provided. (10) Street signs of standard design approved by the city shall be installed at each street intersection. Regulatory signs shall be installed as required. (11) Where any proposed plat adjoins a natural lake, pond, river or stream, including streams which flow only intermittently, the city may require that a strip of land running along all sides thereof which are contiguous to such lake,pond or stream,be dedicated to the city for public use, or subject to a perpetual easement in favor of the city for the purpose of protecting its hydraulic efficiency and natural character and beauty.There shall also then be granted to the city the right of ingress to and egress from the dedicated land. Supp. No. 5 1015 74\ ITAkcH-V1-F-HT 1- c 1 a GENERAL NOTES — TYPE R LUMINAIRE: 0WITH_ O LUMINAIRE SHALL BE EXTRUDED ALUMINUM RECTANGULAR SHCESQX II I 12 . 25"a 44 HIGH IMPACT RESISTANT FLAT GLASS LENS. ONE-PIECE DIE-FORMED SPECULAR! AL REFLECTOR 0.\\,, �` III DISTRIBUON, 250 WATT H.P.S. VOLT MOGAL BASE OP LAMP`GASKETED DOTYPE AD,;USTABLEnMOGAL $A5-c LAMP SOCKET (400 WATT MAX.) AND 240 VOLT BALLAST. G ARM SHALL BE RECTANGULAR EXTRUDED ALUMINUM TUBE (2.25"t x 6't x 12't LONG). © 0 0 UGH11NG STANDARD SHALL BE CCRTEN SELF-WEATHERING SQUARE TAPPERED STEEL. v O REMOvABLE wE.3THERPR00F TOP COVE.RPLATE. O UCHTING STANDARD BASE SHALL BE TYPE-H CASE STEEL. O AL:.t:: CCCR SHALL BE REMOVABLE WEATHERPROOF 6" X 7 1/A' x 9- HIGH. O PROVIDE INTERNAL GROUND LUG. ® F_:ER LEADS TO THE LUMINAIRE SHALL EXTEND FRGM THE PROPER CABLES IN THE BAS= OF NESTANDARD THROUGH SEPARATE 5 AMPERE IN-THE-UNE FUSES. SUITABLE SCLER'_SS CCNNE_TCRS SHALL BE USED. FUSES SHALL BE EQUAL TO BUSSMAN IN-THE-UNE ATERPROCF FUSE.NCLOER THPE HEB :Nisi A SUSSSMAN TYPE FNM DUAL E'rmENT FUSE. -ENE?AL NOTES: UGH:ING ASSFM8LY SHALL CONTAIN ALL MODIFICATIONS NECESSARY TO COMPLY :NTH N.S.P. GROUP III MAINTENANCE PRCCRAM. c if. THE CCNTRAC CR SHALL F. VI C W ANC BALLAST ASSEMBLES COMPLETE MTrI ALL C^.MPCNE.NTS CITY. (2) SPARE LUMINAIP.ES AND MCDIFICAITCNNS AS RECUIP.E:. 2 THE EXACT L'.�.CATICN CF ALL STREET UGHT ASSEMBLIES SHALL BE STAKED BY NE EEMC!NEE P. IVS_Lum. _PRO Du CN THIS PPC OT SHALL BE !NSFE:TW AND :?PROVED FOP R.ICR TO NSTAL..A C,NMAINTENANCE NE N.S.P.N:? PROGRAM. COOP: E ? THIS RCCEZURE w1r4 THE AUTHCP.IZ N.S.P. REPRES :E. £V TA ii - :,:CSED METAL OC!IP NE.`1 i5 SHL_ EE F.CTCRY FINiSi.E: Z AxE3 .CRrLC _.IaME_ ••... CCRTEN 4-YEAR WE. THERING STEEL 5 CZmPLETE ASSEMBLY SHALL 3- STRUCTURALLY DESIGNED FOo FOR E.P.A. IMPOSED. iC0 MPHmNC LOAD ALL 'LGHT 'AIRES (INCLUDING RUNS BETWEEN LIGHT PCLES AND STREET CROSSINGS) S�'ALL BE PLACED IN CONDUIT. o SPLICE BOXES OR HANCHCLES SHALL 95 INSTALLED AT ALL STREETV SER•:E .AN OPPOSITE DOE LIGHT POLE CROSSINGS THAT 8 O PRuvICE BP.EAK.AWAY FUSE HOLDERS LOCATED AT DOOR OPENING r F'uSE: (TRC!U 20A - 600V-roes) 1.117274 rak i-0 ", Cl f /'CIOs 1' CITY O ',r , LIGHTING ,`�'� Chi SS:ll l POLE REVISED: 2/97. 1/s8 -_ _ N^,.I� 2-97 = 5240 _ _ _-- A- T +i MI S" 5 OCTOBER 1995 ZON/ANICliVeWS AMERICAN F. PLANNING ASSOCIATION Shedding Light on the Urban Landscape I By Fay Dolnfck s' /, \ luminaire .: r/ luminaire \� —-` idol cutoff luminaire —_z foldcubff I •peek c°rdlepow°r' p�eck 1• b.-. NO CUTOFF LUMINAIRE LUMINAIRE WITH LESS THAN 90'CUTOFF 90'CUTOFF LUMINAIRE The amount of cutoff provided in a light fixture protects against excessive glare and light trespass.A cutoff luminaire(right)ensures that no light is emitted above a horizontal line parallel to the ground.A luminaire with a cutoff of less than 90 degrees(middle)completely shields the light source from an observer five feet above the ground at the point where the cutoff angle intersects the ground. Exterior lighting has seldom been a priority for planners, produce light by passing an electric current through a gas.Very who often are not knowledgeable about the subject.This few communities in the United States still use incandescent aspect of the urban environment more often has been lamps for street lighting because,although they produce a soft, handled by engineers,public works officials,and lighting trade and white,attractive light, they are both costly and wasteful of utility company representatives.Decisions concerning lighting types energy.One community that docs—Kennebunkport,Maine— and design often have been made by those public officials who pay is discussed below. the bills and must face the grim reality of cost containment. HID lamps include mercury vapor,high-pressure sodium But all that is changing.Several factors play a part in what (HPS), low-pressure sodium (LPS),and metal halide. Mercury seems to be the general public's increased interest in the visual vapor lighting produces a harsh yellow light that is aesthetically environment.These include a heightened awareness of the unappealing but cheap to maintain. It was used widely in the aesthetic value of their communities,consciousness of United States until the introduction of sodium lighting in the environmental pollution,and increased fear of crime.These 1970s. HPS has now become the nation's main source of concerns have complicated the basic purpose of light—to exterior lighting. illuminate and provide security—and can create situations in Because of its strong illumination and because it distorts which these purposes are at odds with each other. color less than LPS,law enforcement officials prefer high- Most communities have to recognize and deal with the pressure sodium. For them, identification of suspects is crucial. problem of glare. Light trespass from one land use to another Citizens have also come to prefer it as their fear of street crime needs to be regulated. Residential neighborhoods must be intensifies. Some lighting professionals,however,feel that the protected from glare from parking lots,sports facilities,and other safety feature has been overrated and that the glare produced by recreational events like outdoor concerts. Streets need to be lit well HPS is a hazard in itself. enough to give residents a feeling of security.The lighting must Metal halide produces a warm white light that is akin to also be attractive enough to make commercial and recreational incandescent lighting,is aesthetically pleasing,and produces facilities inviting and create a lively and prosperous setting. excellent color rendition.But it suffers from high maintenance costs This issue of Zoning News reports on communities that have owing to a lower lamp life."Group relamping rather than spot produced inventive lighting plans and ordinances and have relamping is the answer to this problem,"says Nancy Clanton, taken a holistic approach,addressing lighting in all areas of the president of Clanton Engineering in Boulder,Colorado.Clanton community and involving a cross-section of citizens in the says most of the costs of replacing lamps are labor costs and that process. It also looks at some good regulations and the measures replacing whole areas of lamps at one time regardless of whether or they take to control glare,protect privacy,and promote safety. not all are burned out is a cost-efficient maintenance scheme. Lighting Glossary Lighting Plans Exterior lighting types fall into two main categories— Kennebunkport,Maine.This town has"one of the two best incandescent lamps(the type used to illuminate most homes) lighting ordinances in the United States,"says Tony Darer,a and the more prevalent high-intensity discharge(HID) lamps. consultant in Biddeford,Maine. His other choice:Tucson, Incandescent lamps produce light by heating a filament to high Arizona. First developed in 1970 by a committee of citizens and temperatures through an electric current while HID lamps planners chaired by city engineer Peter Talmadge,the • ordinance has been updated regularly, most recently in 1992. It sections. HPS lights were installed in one and metal halide in the is short and simple and uses ample graphics. other.The city surveyed residents,business people,and Its unique feature is that it controls glare and light trespass community officials and found that all groups felt that the new by regulating the height of the luminaire(light fixture) and its streetlights were an improvement. Residents and business people setback from the property line.The height of the luminaire may were evenly divided,however,in their preferences for metal be increased to 25 feet as it moves away from the property line. halide and HPS. Community officials,perhaps because of lower In conjunction with this,a full cut-off shade,which allows no maintenance costs,have decided to install HPS lights. direct light above a horizontal plane, is required for light over a Nancy Clanton,whose firm designed the program,is pleased certain degree of brightness.According to Talmadge,this that Kansas City is using this pilot to help develop a lighting plan system is easier and cheaper to enforce than the more conven- for the whole city.Clanton feels that cities too often approach tional method of regulating glare by measuring footcandles(a their lighting piecemeal instead of looking at the overall context. standard measurement of illumination over a surface area of one She hopes the experiment will interest other cities. square foot),which requires the enforcement officer to be Toronto.Last fall,Toronto,the last major North American equipped with expensive light-calibrating instruments. city to be served almost entirely by an incandescent lighting Talmadge is one of the many lighting professionals who feel system installed after World War II,completely retrofitted its strongly that, in the interests of security, most communities street lights.Yearly costs approaching$4 million impelled the — require too much brightness. city to seek a cheaper system. .1 This results in dazzling glare, The choice became a hot political issue.Not surprisingly, the Communities lack' which is in itself unsafe. commissioner of public works preferred HPS because of its low g full-scale lighting i Kennebunkport has found its capital and operating costs. But strong opposition within the incandescent lighting community led to the formation of the Street and Lane Lighting pplans still musraft t 'economically viable because it Sub-Committee consisting of citizens,council members,and provisions t' protect-='I keeps the wattage low. representatives from the planning and public works departments motorist and .Although the original and Ontario Hydro.The committee initiated test installations .pe�destrian rom t ... decision to retain and recommended warm-white metal halide lights(the closest hazards of 'lare;c n . incandescent lighting still in character to incandescent lighting) in the traditional acorn- restrict light'resp s holds, the possibility of LPS shaped lamps already in use. , pOS artiCUla y net ( lighting is being discussed "Metal halide costs more,but we made a decision that it is with the Central Maine worth more,"says committee member Alfred Holden.The city sidential property., Power Company.Talmadge installed 40,000 of these high-efficiency lamps,expecting to _ - 1G'-_ I-• emphasizes that 35-watt LPS reduce electric bills—by about$2 million annually—as well as i —---- - - carbon monoxide emissions from generatingstations. Ontario ) lamps provide good light. - • Most utility companies disagree,but Talmadge feels that a Hydro's Street Smart Program will reimburse the city for 25 dialogue on this subject can be productive. percent of the cost of replacing existing fixtures.The entire Tucson.In 1972,Tucson passed the first light pollution project is expected to cost approximately$15 million. ;.; code in the nation. It has undergone regular revisions, most Des Moines.The Riverfront Lighting Master Plan in Iowa's recently in 1994. In 1974, Pima County produced a virtually capital is the product of a cooperative endeavor by planners, identical ordinance,and many other Arizona communities have engineers,transportation engineers,parks and recreation officials, t._ adopted all or part of this code.The ordinance prohibits and outside landscape and lighting professionals,architects, and . mercury-vapor lighting altogether and HPS and quartz lighting power company representatives. Planning department staff led for most outdoor uses. Uplighting on billboards is also banned the Riverfront Lighting Committee,which wanted to realize the in some areas;in others, it must be turned off between 11 p.m. riverfront's potential as a major recreational source and reverse and sunrise. It also prohibits searchlights and laser-source lights public perception of the area as unsafe.The committee chose to _ for. for outdoor advertising. Lighting for parking lots and sports ban high-intensity floodlights,choosing a combination of HPS facilities must be fully shielded so that no light is emitted above lamps over bridges and metal halide lamps on the Des Moines a horizontal plane. LPS lighting,which is essentially all one River esplanade.The city council adopted the plan in 1992,but color,has been adopted throughout the community. it has been only partially implemented due to difficulties in _- The proximity of the Kitt Peak National Observatory obtaining funding. Nonetheless,it is an example of a lighting influenced the development of this ordinance.The telescopes in plan in which engineers and planners were part of the same . _ use in observatories cannot filter out the broad-band lighting in process and could endorse what they felt was a solid workable HPS,and astronomers have successfully argued against its use in plan in which they agreed on aesthetic and maintenance issues. surrounding communities.They prefer the monochromatic lighting of LPS,which the telescopes can filter out. Basic Ordinance Provisions i Kansas City,Missouri.Like many cities across the nation, Communities lacking full-scale lighting plans still must draft ..-- Kansas City is phasing out its mercury-vapor lighting in favor of provisions to protect motorists and pedestrians from the hazards of more efficient HPS streetlights. Last fall, the city and Kansas City glare and restrict light trespass, particularly near residential Power and Light Company initiated a Neighborhood Streetlight property. In The Subdivision and Site Plan Handbook(Center for Demonstration Project in two neighborhoods in an attempt to Urban Policy Research, 1989), David Listokin and Carole Walker determine the best kind of lighting for an urban residential recommend that communities follow standards provided by the ll neighborhood.The neighborhoods included single-and Illuminating Engineering Society(IES)or use a plan designed by i multifamily residences,businesses,churches,and schools. One the utility company. However,some lighting professionals feel that j'�.. high-crime area was chosen because the perception of safety was utility companies routinely pressure for excessive illumination. In ' deemed important.This pilot area was divided into two 20-block any case,Listokin and Walker recommend that lighting be t.A: 2 . Kesources Organizations Publications Cutoff Type Luminaire: a unit of De Chiara,Joseph and Lee Koppelman, illumination with elements such as Illuminating Engineering Societyshield, reflectors, or refractor of North America Site Planning Standards,New York: 345 East 47th St. McGraw-Hill, 1978. panels that direct and cut off the Kendig,Lane,with Susan Connor, light at a cutoff angle less than 90 ' New York,NY 10017degrees. 212-705-7913 Cranston Byrd,and Judy Heyman, Footcandle:a unit of illumination International Dark Sky Association Performance Zoning,Chicago:APA produced on a surface,all points of 3545 North Stewart Planners Press, ]980. which are one foot from a uniform Listokin, David and Carole Walker, The Tucson,AZ 85716 point source of one candle. Subdivision and Site Plan Handbook, New England Light Pollution New Brunswick, N.J.:Center for Glare:light emitting from a luminaire Advisory Group Urban Policy Research, Rutgers with an intensity great enough to Daniel W.E.Green University, 1989. reduce a viewers'ability to see and, Smithsonian Astrophysical Observatory Smith,Thomas P., The Aesthetics of in extreme cases,causing momentary 60 Garden Street Parking, PAS Report No.411, blindness. Cambridge,MA 02138 Chicago: APA 1988. Light Trespass: the shining of light R.E.S.V.Inc. produced by a luminaire beyond the Debra L.Sachs—Principal Investigator Definitions boundaries of the property on which Michael Munson Cutoff: the point at which all light rays it is located. 11 Pearl St. emitted by a lamp, light source,or Luminaire:a complete lighting unit Essex Junction,VT 05452 luminaire are completely eliminated consisting of a light source and all 802-879-0605 (cut off) at a specific angle above the necessary mechanical,electrical,and Urban Consortium Energy Task Force ground. decorative parts. Chittenden County Regional Cutoff Angle:the angle formed by a line Planning Commission drawn from the direction of light rays at All definitions are from Performance P.O.Box 108 • the light source and a line perpendicular Zoning,except definitions of light Essex Junction,VT 05453 to the ground from the light source, trespass and glare, which come from the 802-658-3004 above which no light is emitted. Kennebunkport,Maine, ordinance. provided at intersections,along walkways,at entryways,between Glare and Light buildings,and in parking areas.They also advise more lighting on Below are some examples of zoning ordinances that regulate commercial than on residential streets.As to the spacing and glare and light spill by prescribing a combination of luminaire height of light fixtures,they suggest: height,cutoff shields,and precise footcandle measurements. • Spacing of standards shall be equal to approximately four Greenwich, Connecticut,requires that,with some exceptions, times the height of the standard. all light sources be shielded so that,"[a]djacent to business uses, the light source shall not be visible at a height greater than five • The maximum height of standards shall not exceed the maxi- (5) feet above ground level"and"[a]djacent to residential uses, mum building height permitted,or 25 feet,whichever is less. the light source shall not be visible at ground level or above."Any • The height and shielding of lighting standards shall provide type of uplighting that is not lighting buildings, trees,shrubs,or proper lighting without hazard to drivers or nuisance to residents. site surfaces is prohibited.This ordinance does not differentiate between residential and business zones except that perimeter The authors do not specify standards for shielding,but many lighting in residential zones must be limited to 0.1 footcandle lighting professionals say only full cutoff shields,which allow no anywhere along a property line. light above a horizontal plane,are acceptable. Lane Kendig, in Vail Colorado,requires that developers submit an outdoor Performance Zoning(APA Planners Press, 1980),says a light lighting plan "separately from the site plan or landscape plan,and fixture's maximum height should depend on the amount of show the location,the height above grade, the type of shielding provided. illumination (such as incandescent,halogen, high-pressure sodium etc.), the source lumens,and the luminous area for each Many uses have the option of providing a lower light post with source light which is proposed."A pole light may not be higher a noncutoff type luminaire or a higher pole,up to sixty(60)feet than 35 feet in a commercial area,eight feet in a residential area, with a luminaire that totally cuts off light spillover at a cutoff or eight feet in either if"affixed to vegetation." In commercial • angle smaller than ninety(90)degrees. areas,all light sources higher than 15 feet must be fitted with a Kendig exempts outdoor lighting for night sports facilities full cutoff shield.All flashing lights are prohibited. such as baseball diamonds, playing fields,and tennis courts Eatontown,New Jersey.The light pollution ordinance but requires that the illumination source be shielded at a 90- requires that,"at the property line of subject property degree angle. illumination from light fixtures shall not exceed 0.1 footcandles on residentially zoned property or 0.5 footcandles on business The IES recommends two footcandles of illumination for zoned property, measured on a vertical plane." IES pedestrians to have good perception of obstacles more than 50 recommended levels are to be used in roadway lighting,parking feet away on a street or sidewalk.It recommends two footcandles for attendant parking in a commercial area and one lots,and recreational and sports facilities. Shielding is required • for self-parking.In Site Planning Standards,De Chiara and on almost all outdoor lighting. Koppelman concur,but some parking consultants advise that Bronxville,New York,is still lit mainly by incandescent the real or perceived dangers of parking environments require lighting. Provision is made for some fluorescent and metal an average of five footcandles for adequate safety. halide lamps,but high-and low-pressure sodium, mercury- 3 vapor,and neon lights are prohibited,as are flashing lights, The New England Light Pollution Advisory Group searchlights,and cobra head fixtures. Metal halide fixtures in (NELPAG) is based at the Smithsonian Astrophysical parking lots,pedestrian paths,and building perimeter areas Observatory in Cambridge,Massachusetts,and directed by must be fitted with full cutoff.In those areas,lamps with Daniel Green,who argues that reducing wattage and fully decorative fixtures may not exceed the equivalent of 150 watts shielding lamps are more important than the choice of lighting (incandescent). type.NELPAG has also produced an information package for Juneau,Alaska,relates the height of light fixtures to"the writing city and town ordinances and lobbies for state lighting lamp size,the type of luminaire which is being used,and the reform legislation. purpose of the lighting."Heights range from below eye level Planners may find it rewarding to develop a clear sense of through 10 to 15 feet in malls and walkways to 60 feet and 100 purpose about public lighting and to become more involved in feet for large-area lighting such as parking lots and highway its design and regulation in their communities.Community interchanges. Shielding is required on all outdoor lighting under lighting often grows to inappropriate and unnecessary levels, 35 feet to reduce hazards from glare.Lighting intensity producing energy waste, rising fiscal costs,and glare. It is guidelines are: 1.5 footcandles in parking lots; three in advisable to consider sources beyond the local utility company, intersections;0.2 in residential developments;and one along the for other excellent resources exist.Communities are most perimeter of property lines. successful when they receive input from a cross-section of the community, including planners,public works officials,utility Other Developments company representatives,interested citizens,and lighting design No national standards for outdoor lighting exist in the U.S.,but professionals,all engaging in constructive dialogue. states are getting involved.A Maine law bars use of state funds to replace any permanent outdoor lighting fixture unless state- mandated guidelines for the design of the fixture are followed. The guidelines say that any new or replacement fixture must be equipped with a full cutoff shade. Connecticut has passed ZONINGn Ort(J legislation controlling glare,and Wisconsin, Massachusetts, G New Jersey, New York,and Texas are considering doing so. In Vermont, the Chittenden County Regional Planning Commission has hired Michael Munson,of the Research Adult Entertainment Study Evaluation Specialists of Vermont, to prepare a manual,"A Site Bookstore, Department of City Planning, City ofNew'York, 22 Reade Lighting Guide for Vermont Municipalities."The commission St., New York,NY 10007.November 1994 96pp.$5 plus$1 created an Urban Consortium Energy Task Force with funding postage. 41 cents sales tax unless ordered with tax-exemption form. from the U.S. Department of Energy and other sources.The As reported in Zoning News last month,New York City is in task force aims to educate communities on general principles of the midst of revamping its adult use zoning regulations good lighting and to help in crafting workable ordinances. citywide.This study was part of the planning effort that Three communities (urban,suburban,and rural)will be prepared those regulations and contains a good deal of selected for case studies as part of this process.APA's Northern interesting data on patterns of adult use concentrations New England chapter and the Vermont Planners Association throughout the city. It is also valuable to planners and zoning are cooperating in this venture. administrators elsewhere for its review of major adult use studies Much of the impetus behind the banning of HPS lighting in in other cities across the country,as well as for its history of the Southwest has come from the International Dark Sky legal developments in this field and of the evolution of adult Association, formed 13 years ago by David Crawford,an uses in relation to advances in cinematography.The study astronomer at the Kitt Peak Observatory. San Diego,which notes, for example, that$100 films have now become$5 modeled its ordinance on Tucson's,has since bowed to pressure videotapes,altering the marketing of adult movies. from law enforcement officials and the public and reinstalled HPS lighting in some areas. Crawford and his colleagues view this as evidence that they need to intensify their public education Fortress America: Gated and efforts.The organization has helped communities nationwide Walled Communities in the prepare light control ordinances and also has focused attention United States on the problem of light trespass in urban areas. Edward J. Blakely and Mary Gail Snyder. Lincoln Institute of Land Policy, 113 Brattle St., Cambridge,MA 02138. 1995. 63 pp. $10 plus$3.50 shipping and handling(50 cents shipping for Zoning News is a monthly newsletter published by the American Planning Association. each additional copy). Subscriptions are available for S45(U.S.)and$54(foreign).Michael B.Barker.Executive Director;Frank S.So.Deputy Executive Director;William R.Klein.Director of Research. Acknowledging a dearth of scholarly analysis to date on the Zoning Newt is produced at APA.Jim Schwab,Editor;Fay Dolnick,Scott Dvorak,Michelle subject of gated communities, this working paper attempts an Gregory.Sanjay Jeer.Megan Lewis,Marys Morris,Marry Roupe,Laura Thompson, investigative study drawing heavily on journalistic sources and Reporters;Cynthia Cheski,Assistant Editor;Lisa Barton,Design and Production. interviews with focus groups. Illustrating a trend toward Copyright 01995 by American Planning Association,122 S. Michigan Ave.,Suite withdrawal from the larger society,the authors raise serious 1600.Chicago.IL 60603.The American Planning Association has headquarters offices at 1776 Massachusetts Ave.,N.W.. Washington,DC 20036. questions about the segregative impacts of walled communities All rights reserved.No part of this publication may be reproduced or utilized in any and even the viability of democratic government where citizens form or by any means,electronic or mechanical,including photocopying,recording, have erected such walls. Going well beyond planning and or by any information storage and retrieval system,without permission in writing from the American Planning Association. zoning questions about the phenomenon it studies, this paper Printed on recycled paper,including 50-70%recycled fiber attacks the very philosophy that undergirds the growing trend and 10%postconsumer waste. ® toward enclosure. 4 • I 1 AC h Mir co 12 Planning November 1994 Bright Ideas P L A N N I N G P R A C T I C E What's new in outdoor lighting. By Wanda Jankowski tghtingisanoften-neglected given us many options that part of urban design. Yet were not available during the good exterior lighting has obvi- energy crisis of the 1970s, ous benefits. For one thing, it when turning off lights was can ensure public security as often seen as the only way to Light as art:John David Mooney's "Electric Sheep"sculpture(constructed no other design element can. conserve energy. of wood and low-voltage lights) Who wouldn't rather walk down Today the most frequently temporarily graced an Edinburgh hillside awell-illuminated thoroughfare used light sources for out- in the winter of 1992. on a dark night than one en- door applications are metal gulfed by ominous pockets of halide and color-corrected ^� _,. darkness? high-pressure sodium. For Well-designed outdoor light- some applications,fiberoptics, ing also has an aesthetic ap- low-voltage strips, and PAR - _ w peal that can enhance note- (parabolic aluminized reflec- :. . ;-`"` _ - worthy architecture, create a tor)lamps are the choice.The -- - -.- 1 festive mood, and make ev- development of smaller light -:. fit = " _ h ; eryday activities more enjoy- sources and less bulky fix- = - able. The result is often more tures allows lighting design- 3 -- frequent use of public spaces ers to create systems that are iii � : and even healthier economic relatively unobtrusive during .. f- " conditions. the day while complement- V r What is 'well-designed" ing buildings and spaces at f ` . lighting?Its lighting that ren- night.New weather-and cor- 3 ders colors truly and avoids rosion-resistant finishes,van- glare. It is also energy-con- dal-resistant housings,water serving.New technology has proofing, and computerized : i NEMA Standard Twist Lock For anyone concerned with Photocontrol Receptical(Optional) outdoor lighting, Toronto is the place to be this fall. The city is tr_ replacing the incandescent - ` -.--137.-4i - Die Cast Aluminum Housing > , fixtures used on almost all its 't ;�� - streets with energy-efficient metal t halide lamps(Crouse-Hinds's di -a.s�Y— ' 2 Bolt Self Levelling Single URBanite model) Instead of ma; ClampSlipfitter For 2 3/8 OD -' Pipe racket - ,.standard cobra head fixtures,the _. new'ones are modeled after the x - old 1940s-era street lights. The decision to use metal halide,- Spun Hydroformed Specular rv� w z ' ;„ AluminumReflector which casts a white light, rather ' y s y r b high-or low-pressure sodium, � �'"I became a political issue;says Overcenter •..* • ( Safety Rclamping Alfred Holden, the director of last Relamping Late!) -::'----f..,.:, t , Door Hinge r- • ' '"�,�vs,° summer's Citylight 94 conference, { ii House Side Shield which highlighted the protect •; (Standard) _:Metal halide costs more, but we >iw. < }'- ..-. - made a decision that it is worth �• t" • .• more,"says Holden. The Removable Borosilicate Prismatic Glass Refractor conference,sponsored by Toronto tom' Hydro,attracted lighting experts t,g, • r K::_ •= F ' . and planners frons across the U.S.-'t ' • ( - i and Canada. ' 13 P L A N N I N G P R A C T I C E controls contribute to longer tice and Kenneth Yarnell of lamp and fixture life, and the Kling Lindquist Partner- easier maintenance. ship surrounded the station Although there is no single with luminaires, mounted on "best" way to light a building tall poles, that brighten both or street,good lighting designs the sidewalks and facade with- do have two things in corn- Luminaires mounted low on columns out creating visual clutter. A mon. They all respond to the welcome visitors to the Orange County, pair of arms on each luminaire needs of the client. And they Florida, convention center. holds metal halide downlights are all respectful of the space :' housed in white half globes to be lit and of the surround- - - that project light downward. ing environment. These ex- Above the globes are two 400- amples illustrate the point. - watt metal halide floodlights • 30th Street Station.Phila- ,-t. = - - fitted with pink filters that wash • delphia's 60-year-old rail ter- t = the sides of the building. At minal is a landmark neoclassi- the top are unfiltered 150-watt cal building that serves both E - �'_ - floodlights that illuminate the suburban commuters and long- -.7.1.,,,,--' �. = window niches.The variation distance Amtrak passengers. �• f' "i-; P g �� i i. .-111 4,111[1;�• I )j �, 1- ' in light color gives the facade Its new lighting,partIt_g g, of a corn- an added dimension. , prehensive remodeling, is in- = "- • • Orange County Conven- tended to echo the original E tion and Civic Center. Avoid- lighting, while applying the 6 `~ ing light trespass was a major latest technology. 'e criterion for Orange County, Lighting designers Alfred o _` Florida, in the design of its Borden IV of the Lighting Prac- 6' - . rC new Orlando convention cen- --<- _ j rr eel:h ; ,eco i`^ 'Z: •I , ,a s •it•'e t •L1' 1fl . • u wlei..)=--.±.-. kr3 --� -:��� _ � , � 3 �. _ "`.,O .. t/`y1 �and•� •f.�L.c�•���l��r �f'��F'i- .;-::',..--.i...;:4:;;;:4 .--.i ~"`-7.4=-•• �;.,.. Almost 20 years o Tucson a vapor-ig ts ` : ate e.,-7:_ „f •'h'„ : •. (E, t-: tAnzona� Passed the,.nation.s ”-•e �paddedlheprovIsiQu !n � - f, ' � �YY N_ 'f-usf1igh ":`".IIution`ordin• • ; e • .g ghlfze`s !a�ss_inur.an a-, +rYM % _,. tInrrespons- ocom.'lain a0.•! T ^..1 • cb • .�. 4 Fastron•u e . .r ,aai t, - •:C • "'' .. 4-.); `ii4 4 sf a qtr Z tvatorles 4,e lty pro. bite. 'o "Ur.an_areas' ays •S`` high pressure odtsim�a d -ors�n*ance doesno : •owe-ye-r•y ,,� quartz ghts`for ost ou oo erentiate.etweencommer-:11,1•'-' t r,uses e u re ru ig ll n •.`-i . `- .a �. ., $. arl' reslaenti. g. . Fsh eld's :n. unt l>recen j `7`-'trona4as .ei' r '.oweVer-4-Z...7„.... ' • ' ' anise•most'up11:atm': blip:- k!t-+J6�is 0."1: •• a1�.: t} `a':. • 7.. Qu• o earn a r 'i . ••Ices•on; sa muc.a..u t`s ' -> .1.#://.., -- iPlma, .unty assea a near .,. me . • a h .�as. .:mss. 6-,;, i � 'N'- identicalcode -er y Sayre`•e ns a ' s• . a L'" ' -• -may �. s >�fy -_ y r�i-.. �'c.O..11nty s c1uetbtui1dinof cia l''r.oneabout :•is • _Ce•hl ` , E•t' t..-1: `::l s '? -. 2 4 jsayslt a rles'from a . e=' .o .� . fir--� r 1 - 1 . Ar my - - 1 4 'all ner-l,e.•a OII� *'''r.--"P`t-A, es o 'nelga .ors 'aa.Onli '• . 'i - Jx-44'44111.4.- - 't+ 1 . I' •ongeS eeure• s` is :calk d s. %e.r.► a _ ;bt •.4'1,...'"- ,y� • o 'at ,}• .. - vis {...:P J ly .,,j� .. 1 l•. •emphases limo pressuie• . e•. .f TYY+ }s f.-...,--,:.-.\ " s,.,- •1 — .Y.• th Clucag• r diem g. • e xbrs a .e ub.. . ofrHigh1and a -ft-I'7:-'-41- 's'V- '' • ! :thin we cli•_long line`_.: s . " _, -, ,,g. ..,, , ieo T - - • N•.4:wpy g with. Our zo�.n•,g__. . 't 'lie-adds, is o outlawrmner • nance,whlc was written in:y,- t. = -. 'r'',=,:),:-.a. '4 s � ; r z t�i-4. •-'7''q f-1 14 Planning November 1994 P L A N N I N G P R A C T I C E Downtown Ann Arbor has a bright and festive look thanks to its new fixtures.Lighting designer Gary Steffy used 16-foot poles to brighten intersections. The futures are by Lumec. ter. The Florida Land Man agement Department was con- • • . - cerned about an adjacent wet lands area frequented by - nocturnal animals. The solu- • tion was to use short poles ' spaced at fairly close inter- ' . sensitive zones, illuminated • - • bollards and sharp-cutoff , uplights were used instead of --• - :a , poles. _�• _ To demarcate the site,light - ire _ - . . _ ing designer Randy Burkett - _ installed a band of low-volt- . "� .,r� i la age lights along the top of a -'� •,:" i.)-• 11- €'= _Iv_ di.� _ _ , • f lakefront retaining wall. The urn. r•••• _l- building itself is lit with a va- s • Ido �` t- , "c.. ,� �,. ` ; riety of fixtures:gas-filled tub- ���` tia� -7_..n .i y -' - : ing mounted on the parapet, ;I�= �, i■���. !t'_ r : metal halide fixtures concealed -- - " '=may `"•� ' '_> �' in planters, metal halide • 1 , y. - ` sconces to highlight the porte Y-- • — cochere and columns,and bur- - _ rte;;-• r. _ ied low-voltage PAR 56 fix- ` �1°` '� .�.... - -` '---s*----- - tures to light the palms. \_ .6�rY 4 i _ter- •1 ,e" -- ---,--•••r,'•.- ..... •_-- 4 - • } x,,,,,Fr Y47"" ' ., , „t"•'� 'ft�'zi`v'7"� ��. ` �+3,-iC • �" ,«I '!—' it„ a 4 � ,,4. h -� : r egi .a.' 3' .':e41- 45,4.3t.o :. e d,s g g fr ]��, '#'I'- t 4 f - '4•: r : '++� 2' h ; 4' ,.. X ,9 6 tioesn Agin to.'address , .someciizens+are ur in a - , � 4.:t"' -issues tmni�ng - •a ange in the:lighting code to ,- 4 b lle Berkelhamer An ow higrh-pressure`to replace ., - r ,tom:= ,_-a%cri- "4.• � 1•'.Nsw«...t -.,acxc. t- - 't.?,,t'commg�c•od e,, on1s likely'r i ow-•ressuren-sodium;underl,), '_ 9�"� . -. ci-cum s -e Y 'fit- . rj.-A.i' ' ' _ad i•. Ontr01 aiII•C1rClllrlSiaIICCS s 'r.-......,:'. '• • °• ..oun. ..-:,.ei an• ,,1 ��erimenf gl? 1� z"'�;. "f° _user i• a `~ t1 i s Y '3>• gay •. •Kansas Ci issoun,i;€, s r•c: ;,-arcrura--s •rou'7. c . a emp�t�,�d erml ie nce n .F.-.: 'i 'h. •• r o. •c ti. .g.ob'b °anaff.rallw iatty• peofligh .• ^`' • ,•: oine:iaw�f emen.t�; .g:is est•#or urtoan`resi , yt ''� it, '. 4 :1. 'rf .r'high pressure s• . dentia area'Las onth the r 'lite t ix sr , - • ..,a,••. -•,•, 5 --:4.. tkc.i 1 t Mir g' i. i.. tree 'High i4r am.. an as ii$Powe` I'SL .w •,` 19 e {. ;,.j, ` � •."unn, i t ori ":.tthe;a•Cvmpanyns' f`alled iseveraI` y or Sni P.�dt►1+� z t rna: 0 O.as been... ti .es fAt.reet-lights na two ,- ccr wLi�'� tJ • •�ui���MQ/ -(,..1-, ' ', fo itsr se w ww • Y •{ F �- r'e P .- 1:514 \.:,.., �, L ��� is glar city,.-neigh orhoods 'One �l;v�cf 1 1 a<a ;s N,• r .i SO e-experj.S P..r 4 , ; s '�s Set r •a'4.-s": • ECrpa'IeS '�! toT '�. 'Or'.x'ttc ias'a-cli n '�eterren * `; .114 made It_• , letocome +' or hi,5 t%!� R • ;.,te,c t" ,+„.• a .47 �.ix, - w�-, .,f;.� l i hZY•.,.� 11 r, i- u with ood 1 htu salmi 4 • 1� San Die o,^hi rens ...-.;,--11,-,- p g ►g 8- 3n ,.. a t g mignTpress t ." r ,,. but d' k,,-,,- •; • 'has banned years ago ,. .114.-,40:2•'�-4'1, Peter Talmadge,the tr / -• e.. • , - r& si • . �„ . . chairman of the Kenne . T KAT r Ali/ 4' ,* \ •r ,. . ..b uses;in, '* 1. 9K,a. P ,__.e' ;:7� r? ,r•,,bunkport,'Maine lightin• g,�: ^i^- useded�roblems fix astron• �x �< ` rRsa41...--,*., r uYk committee. The towns 24*11 - 1 o: l• t"'t r ,a �Cm z� year.-old lighting ordinance ••'serva o Now sa .zon -5*'' . uses Y .et+ � .••' rlr',r,.- � usesgraphics to spell out �° g�_administratorSherryCarr,r� w 0;..a t,.�"'- code requirements. ` y� ` {t • 15 P L A N N I N G P R A C T I C E • Michigan State Capitol. lanterns at the building en- are standard, with some cus- Energy conservation was a goal trance. They used a similar tomizing—including the black of a new exterior lighting de- design for pole-mounted fix- color and mounting details. sign for Michigan's ornate state tures along the entry pathway. While most of the light is di- capitol in Lansing. The old With all of that, the new sys- rected down, the lamps allow mercury vapor floodlights cast tem consumes a third less en- some to shine to the side, Cre- an unpleasant green/blue hue ergy than the old mercury va- ating a pleasing nighttime glow. over the building—and blinded por lamps. • Sunshine Skyway Bridge. passersby. • Main Street Ann Arbor. Lights on Tampa Bay's new M A The new system, designed For years,downtown Ann Ar- = ( Sunshine Skyway Bridge must by Gary Steffy Lighting De- bor was lit by 30- to 35-foot- SECURITY LI withstand salt air,high winds, sign of Ann Arbor,uses layers high cobra head fixtures. But $ie°"" and car exhaust. Lighting de- of light to bathe the facade as the trees grew,the blocked \ ��Med-In debate. g g g Y Your cost ;,-7 signer Frank Corbari of Corbari and highlight its architectural much of the light from the _ ConsultingEngineers solved Atter Rebate g features. The dome is lit with sidewalks. Merchants com- ,.5. aou,o.e aar r.4 the problem with off-the-shelf metal halide fixtures set be- plained that customers were 1 _ brealeawaor�bifi0°°" J. — ��_ �1 metal halide floodlights made hind columns and in front of afraid to come to the dark down- . from heavy-duty,die-cast alu- windows,and by roof-mounted town area at night. Fear of crime has minum. They are positioned spotlights. The lower portion The new system designed produced a bumper crop almost straight up so no glare is illuminated by perimeter by Gary Steffy places a row of of"security lights.'The hits drivers'eyes. floodlights,while the pediment 12-foot-high poles on both sides trouble is they are often is washed by spotlights of the street; the single-head ineffective,says David in-Chia Jankowski is the editor mounted in a pit in the ground. globe fixtures are fitted with Crawford of the n-chief of Architectural Lighting Using old photographs as a metal halide lamps. At the in- International Dark-Sky magazine and the author of Light ing Exteriors & Landscapes, pub- guide,the designers replicated tersections, 16-foot-high poles Association. lished last year by PBC Interna the original pole-mounted gas are used. Poles and fixtures tional in Glen Cove,New York. neighborhood, a high-crime ban.lighting needs is David - _ district,:was divided into two :` Crawford, an astronomer at the . 20 block'sections:High-pros Kitt.Peak National Observatory. - s !. sure oatuum Iamps were.in- .outside:Tucson.Twelve years -- . stalled In one,and metal ha.::-;,1,ago,`.Crawford helped found the _ - --':: - :t lid n` the".other .The International Dark-Sk 'Asso- ,Q ' -K + . experiment was designed with ciation;':a group that he:de:- �: the Help of Clanton Engineer-- =scribes as-'sort of a nighttime • }. - ing,a'hghf ng consulting firm: -Sierra Club.-Hes now its vol s - : . :.1 .� f in Boulder Colorado:= unteer executive director. - - Wiatwe' a noticed In the ` ''Our,goal,'_ he says; 'is to - ',: • r co se of:o ractice" sa to build'awareness of light - - •. .''-' wt`1 •Y �Y� the�r y president Nancy;4-pollution issues'Experience has _ - Clanton':i-stthaOeveryonetaught ine that as people be- ' keep separating lighting isu come knowledgeable',they do suese" ,"say;lI need'yo . >the-ADA-"thing Today,'the „--- -• - - __ x ¢.t' est iuis lighting for organization,which publishes , The US.,.Cnna_..,..., Mexicaasseer fio aerie euro t, o� �asking,Iot ' Very#few- a quarterly newsletter and nu- satellite orbiting-about 600 mules o a theearths .•r 'l o t:l%ghting in .tlie#con-,N merou information sheets,has •'::•.:-.- v t'7'1;.--,:..Q:.: t ` 3' ?4 text oft iewhole comms nrty. - about 1 600 members in 58 coun- A current focus is on helping' .-lighting,'head• '"they di The Kansh-city.pilot project is., tries:Its next annual meeting ;. �,. c - - : .state and local governments pre- -some of that S lAT„,.,billl•`B =intended to dothat 5 is scheduled for Tucson in April: :.pare light controlM:ordinances; year we`seenno _Lr. y i A driving force behind many-_. (For details contact IDA,3545 Crawford says. Good:ord, lighting in the U :raaalon i.• such efforts to reevaluate ur-- N.Stewart,Tucson,AZ 85715.) nances not only promote good Ruth Knack, Plannrng i_ ' . ^T1 --fM g4T7 1 i / 4/ I // 7 titi) _i 447 N. d / D C /� 'c, , X ifJ L c 7 r _ i ii --fi - -- e P .. ,„ , ...A. , \ .: , .. , a 111 , x— ,L , / . 0 .-....- i . i Eijt,__________„....j ,.._( _ r . , • , i, .c--) _ \ ,, , , ., \ 0 _ 1 ,, .. I 7 , ., - ,- .... ......— ______._ III c,, _ LI IN& P6LicLI o m o 5 "':' 5 p ••••1 Vt °c CU C y O . E----- g..� � 's u O c., nU c C Cu C 133lr Eju � - ▪ a 6 o " x CO O r } ° + U C Cc CN O • _ OV s vULm U o •` ]-0tiE ' C S ' u0` c mo ae - 0 2 c5 coo 0oo °U C 0o o E V �• c Z < yo r > E Ie► cN Ov ; p � C `o - C c vcoCN p o _ O ayaCi Iii 0 y O D C C O N p y ? . o J j uV L.L. I CNog c E " LS Y ED',-CC TD L © COV . ? Q V E. tir ._ ° o ] O � D CtG 7 Q LMi IV y O " N O CJ 8. cm 7 If co C C-' C O u " ° s - E r_ --t,z, ., - U U O I V N Q E. ` -o - -6, 2 Z D L o oa 3 c� c c O O O C t y N 111 N c c - 9 . s` o o fE. u c r a43 cc p p u N G C y 3 U E a D a C - L C 3 o .c o `! 0. t< � c+`u o u ° = EES C .- pca, o _ N j E 0 e D C Of� c �� ov > 2 ,▪ OC O I o � tn •-N Jc.t% 'u Cy O LA o • F. N - O c z ?` G 5 133er _ o - ooE u O v ] r C-) C.) LJ -- oq a G p J N o ' o _ O Hi- E oC u0H c _ o 1_� " of ° c ycuC W CO - cC _ E �au<o vt o o o U o v _ - U •u 0 o ucu Uu CS .7 O .0 U oH0: o c•-3 - CJ _ L , d y y Zi - L Q__ - w 0 u u G + . o Cs U 3 C 1 i ../....... . o 0 NMI I :;; e: -0 o t, - ` G 6 N E V V IL' 2 ..,... Nor �' C7 d N Y y c5 C O C < CD•.!...: ry 0 n ; pt N C O OQ O \ C1 75 pa - O v c. L�� �I ° ` u `, 0 j p C-3,...' 0 Q u c j o U a G D d 12 _ U T • _ C 0 .... • . I > pV • r... 7C C °O 0, a CN ° LaL1 N C p c.J L L C - g C 0 4 =g all ; r S • r:(I) < �o >` I CD i L� E Ov V�' L! o "oAL T � 1` tt t .�. C O0 0 5 ui � .�t U O -- Lr7 •V-] y ti!..0 1 Lc ; �_ y �tu ,a �` m cam ° 010 c) o•^°= �/ y Z c = CO v o E ° ,L. H8,, : < . „, c., _,...2-__ , .., .. ... 0 . ,, og i C7 _C ) .`. H N�t .� N ~' '- o :9- V p m 0 8 - N c.) ZI ° IIle �i c p - m Z c cool> ° C_�. 0h_ ° , 0 -. .- N 14 uj : � p •Ec ° cC_ o co J - >.E O▪ E X i ? O C C cc cc u U b 7 C - C � ° E w D - o` .EE Q� oo oac • o = - (-9 Li°h Tres sass: The shining of light produced by a luminaire beyond the boundaries of the prope on which it is located. Lumen: A b it of luminous flux. One footcandle is one lumen per s. . . e foot. Luminaire: This ' a complete lighting system and includes a .• p or lamps and a fixture. IV. CRITERIA 1. Intensity: In keeping with th- ustomary ••tdoor lighting in Kennebunk each individual Town owned or rented luminaire s - 1 ha - the lowest lumen output needed to accomplish its primary purpose but no more than 1::: lumens as determined by the initial lumen output of the lamp. A lamp of 1800 initial 1 ' en : tput allows for a 100 watt incandescent bulb or 28 watt flourescent bulb. 2. Non Glare: The lamp o every Town owned o ented outdoor light shall be top and side shielded with a full cu . f shade so that the illumin. 'on is directed downward onto the street , sidewalk or round. At a height of 5 feet 6 in ,es above the ground 10 feet horizontal dista. -e from the luminaire the lamp shall not visible. If, however,the boundary of •rivate lot or the facade of a private building . structure is closer than 10 horizontal -et to the luminaire then there shall be no direct ligh om the luminaire at a heigh .f 4 vertical feet above the lot line or onto the building or cture. 3. •o t or Flood Light: Outdoor spot lights and flood lights shall 2ener.6 not be used by the Town. 'If, as a last resort, a spot light is required by the Selectmen for a •.ecific public safety need. it shall be totally back and side shielded with a full cutoff shade to •' ect the light in the narrowest beam necessary to accomplish its purpose. The lamp of any To owned or rented spot or flood light shall have an initial lumen output of 900 or less lumens ( e.g. 60 watt incandescent bulb or 50 wart quartz-halogen mini spot bulb). /\ 16, 45--- ki ,p: scurfP .1 iL ,arnp II,— (ltd(1)t i P1 rOH s. 1 -- n o I0/ SSS S fah`a s • I N. `Me�kKry�'/� oT 1ML1eewct L 5° IA hci'+h' } of ski eldmv 'r i? ' JS-- anf(e 0— ui r� •t cCT Wki�l, yItaiidiha r Sniefciecf. a. ;� —S io C.JivPci li,k' , T4ca+e z' co [amp is vi ;bte S crosses i., [oi f I.; L a. G,, ;,.cco7, to ( vte p r hi Sf�' 1; . fteT d _ZahT_a !e min w at � .- \ of iNLiaece ° 4 P.e` fi,It y I< i o Toe i0.cicf.S >1 ,E__ __L:.• =s.e � 1o-< <;.�e, 3 SOC R k N EBO KI.ICflDPT_, Ki E, ov i 1z L46-1-1-Tikta- -i .:Lic)-/ 3.82 5.73 8.88 • 5 `7.43 4.59 3.12 2.:• 2.14 3.05` 3.54 --.....11:•444, 1 73 0.95 0.5: 114'Aa, (I IT -e) 3.80 5.83 9.11 10.8, 10. g7.61 4.64 3.23 2.94\5.89 8.2. 7.42 3.89 5 0.72 XX � I // i g / XX ;� ' �� 3.88 8.30 10.4 9.19 5.20 3.52 3.14 4. .! / # .95 1.94 •,7. 1 � g 4.22 5.45 7.48 6.93 7.79 17.07 5.27 4. 3.84 .06 0.90 g GG /. 4.49 5.37 e.26 5.97 6.27 16.64 5/ •\ •.I�'• 0 4.91 • • '° 4.30 4.45 15.10 5.03 g 1 RELOCATED LIGHT 4.65 I3.52 14.15 U8 : :A/ • 5.18 4.26 3.81 i 3.28 14.03 5.94 it. PROPOSED 5.79 4.96 3.90 3.19 �4.QD 6.94 !DS;�� HOULIHAN'S RESTAURANT 1 5.77 5.37 3.94 3.35 4.86 9.• : ." XX1 5.70 5.91 4.97 ; 3.19 4.17 :.7- XX Xr 4.69 6.16 5.21 .I . • 2.82 3.00 4.f . '/0 5.03 s.:. 4.84 •; 4.97 3.67 2.48 2.20 2.64 3.1 2.88 3.57 5. XX XX GG ar. 6.20 7.44 4.47 3.10 2.29 1.82 XX X 1.94 _ - � 5.40 4 c,•c,•••• e • / 4.40 1.9 ; .03 4.53 4.03 2.91 2.27 1.84 . •7 1.49 1.60 1.' -2-.41---, 0 2.16 2.39 1.87 1.01 \ -sr.:-.,. 3.96 3.20 2.22 1.59 1.28 1.1: /C'G 1.09 I.13 I .52 1.52 1.33 1.10 0.96 0.77 0.52 2.iR 1 7n 1 0.88 --i. 0 y,'�!9 0 80 0.84 0.90 0.nr 0 7; j R1 ` ( I. .. k Footcandle; _48--'1.19 1.16_ - • °•': 0.59 0.56 0.53 0.52 0.53 0.52 -049 1.22 0.90 0.83 0.55 O 4< 0.41 0.40 0.37 0. 1.'.-.:.-:7-_-r.-..•_ = i - II 0.84 0.67 0.51 0.38 032 0.30 ! r"--- II 91 II . � PHOTOMETRICS 1 L= ___ fill I I I 1 v� al z uC ��` = � i tu`nj z t 01 X78 .71Q, / 11 v.) c, a 1-F- > i? .0 ti 6 b W UI CC •— G W •2 w IV ra t- Ir r V7 U - O �-43 .4 ---7 0 IL P . :\ \• ScF I ?$�4. c\ I i -r-11-2-2 - r s, . .6,>(; ../ /V 1 .11r 9< L 2-- I 44' OZ I °, DORC-'. M L p- &WTI Ki IC4 1 . Foreword 4. Illuminance recommendations Roadway Lighting Committee studies for the orderly 4.1 General. Illumination recommendations have been passage of motorists and pedestrians have been the basis established for both open parking facilities(outdoor)and of vehicular and pedestrian illuminance recommends- for covered parking facilities(structures)as shown in Table tions on roadways serving residential and commercial pro- 1. These lighting recommendations are given to provide pert): Combinations of interior,' roadway,and pedestrian for the safe movement of traffic,for satisfactory vision for lighting techniques are applicable to open parking lots pedestrians and for the guidance of both vehicles and and single and multi-level parking structures.Included in pedestrians.These lighting levels are the lowest acceptable these environments are: levels, consistent with the seeing task involved and the (1) Traffic circulation, parking maneuver and need to deter vandalism while at the same time meeting access roadways. energy constraints.Customer convenience,closed circuit (2) Booths for toll collection and television surveillance and/or customer attraction may re- surveillance. quire a higher level of lighting in some circumstances. (3) Areas with signing, traffic signalling In open parking facilities, a "general parking and devices and surface markings. pedestrian area" is defined as one where pedestrian con- (4) Pedestrian Traffic flicts with vehicles are likely to occur.A"vehicular use area (only)" is defined as one where conflicts with pedestrians 2. Scope and purpose are not likely to occur.These are areas such as service areas These recommendations include interior and exterior or access roads. lighting practices to provide for the orderly and safe It should be noted that whereas Table I specifies average passage of vehicular and pedestrian traffic, to provide levels for the vehicular area in open parking facilities and pedestrian security and to deter vandalism while at the for covered parking facilities, minimum levels have been same time conserving energy and minimizing specified for the pedestrian area of open parking facilities. maintenance. These recommendations exclude public The reason for this is that an absolute minimum value of roadways, bikeways and walkways which are covered in a lighting is considered necessary for the identification of separate standard practice.2 features or pedestrian safety;which should not be exceed- ed on the low side at any point. 3. Types of parking areas The values specified in Table 1 are recommended main- 3.1 General. Parking areas are to be classified as open tained horizontal illuminances.This condition occurs just or covered. A description of both types follows. prior to lamp replacement and luminaire washing. 3.2 Open parking areas.The illumination requirements 4.2. High traffic areas. In open parking facilities, exits, en- of a parking facility depends on the type of usage.Three trances, loading zones, pedestrian crossings and collector levels of activity have been established and are designated lanes should be given special consideration to permit as high, medium and low.These levels reflect both traffic ready identification and to aid in providing safety. and pedestrian activity and are illustrated by, but not In covered parking facilities—the entrance area is defin- limited to, the following examples: ed as the portal or physical entrance to the covered por- High: Major league athletic events tion of the parking structure to a point 15 meters(50 feet) Major cultural or civic events beyond the edge of the covering into the structure. Regional shopping centers 43 Access road lighting. Lighting of the access road Fast food facilities should match the local highway lighting as far as possi- Medium: Community shopping centers ble. The average maintained illumance level should be Cultural, civic or recreational events compatible with local conditions.The average/minimum Office parks uniformity ratio should not exceed 3 to 1. Hospital parking areas In some cases the access road forms part of the park. Transportation parking ing area, and in such cases the illumination may be in- (airports, commuter lots, etc.) corporated with the area lighting. Residential complex parking 4.4 Emergency lighting in covered facilities.Emergency Low: Neighborhood shopping lighting units should be located in strategic positions so Industrial employee parking as to provide a minimum lighting level in case of an in- Educational facility parking terruption to the normal power supply. In general, they Church parking should provide approximetely ten percent of the lighting If the level of activity involves a large number of vehicles levels in Table 1 or applicable local code requirements. at night, the examples given above for Low and Medium 45 Security lighting.It is recommended that the design levels of activity belong more properly in the next higher be arranged so that some lighting can be left on for securi- level. ty reasons in covered parking facilities.The low level from 3.3 Covered parking structures. In a multilevel parking Table I may be used for open parking facilities. structure, the illumination of the top level, if open to the 4.6 Parking areas (vertical illuminances).It is considered "sky", is the same as for an open parking lot. that for proper seeing of objects such as columns and walls .)(_YpCE.:. LI� lf .0 p. PA-SCI N& IPC L In .._- I f=3 L 10 t) Table 1—Recommended maintained horizontal illuminances for parking facilities (a)Open parking facilities General Parking and Pedestrian Area Vehicle Use Area(only) Footcandies Footcandies Level of Lux(Minimum (Minimum on Uniformity Ratio Lux(Average on (Average on Uniformity Ratio Activity on pavement) pavement) (Average/Minimum) pavement) pavement) (Average/Minimum) High 10 0.9 4:1 22 2 3:1 Medium 6 0.6 4:1 11 1 3:1 Low' 2 0.2 4:1 5 0.5 4:1 (b)Covered parking facilities Day Night Lux-(Average Footcandies Lux(Average Footcandles on (Average on (Average Uniformity Ratio Areas pavement)t on pavementr pavement) on pavement) (Average/Minimum) General parking and 54 5 54 5 4:1 Pedestrian areas Ramps and corners 110 10 54 5 4:1 Entrance areas 540 50 54 5 4:1 Range of Illuminances Stairways) Lux Footcandles 100-150-200 10-15-20 'This recommendation is based on the requirement to maintain security at any time in areas where there is a low level of nighttime activ4 tSum of electric lighting and daylight. :See Reference I.Figure 2-2. in parking areas, vertical lux (footcandle) values should or pedestrians utilizing the parking facility.With age,glare exist equal to the horizontal values given in Table 1.The becomes more of a problem, affecting the ability to values are for a location 1.8 meters (6 feet) above the perceive objects or obstructions clearly pavement. Glare is defined as the sensation produced by luminance within the visual field that is sufficiently 5. Lighting quality. greater than the luminance to which the eyes are adapted 5.1 General. Lighting for parking areas should not only to cause annoyance, discomfort or loss in visual perfor- provide recommended illuminance levels, but also pro- mance or visibility. vide high quality by considering color rendition, unifor- There are two types of glare as follows: mitt' and minimizing glare. (1) Disability glare: reduces the ability to see or 5.2 Color rendition. In many installations lamp spectral identify objects. output must be capable of rendering colors faithfully so (2) Discomfort glare: produces occular discomfort, that persons utilizing the parking area, whether walking but does not reduce the ability to see. or driving,will be able to distinguish colors and differen- tiate objects within their field of vision. Individuals 6. Light sources sometimes have trouble identifying their cars under 6.1 Characteristics of lamps sources with poor color rendering characteristics.Various 6.1.1 Life. Life ratings of lamps are furnished by lamp types are available that can produce a variety of col- manufacturers for each of their lamps.It is suggested that or environments. This factor should be considered very this information be given prime consideration when carefully prior to designing a lighting system. designing projects. (See Section 10.2.2) 5.3 Uniformity.The illuminance at points within parking 6.1.2 Efficacies.The term"efficacy" applies to the ratio areas can vary greatly. When utilizing the horizontal il- of total lamp output in lumens to the power input express- luminance method,calculations for uniformity should be ed in watts to operate the lamp,i.e.,lumens per watt(LPW), made for an average-to-minimum ratio not exceeding not including ballast losses, where applicable. those recommended in Table 1. Upon completion of the 6.1.3 Lumen maintenance. Lumen depreciation or installation, the results obtained should be compared to lumen maintenance relates to the light output throughout the design criteria by carrying out measurements of il- the life of the lamp as a direct result of deterioration of luminance levels and uniformities. the electrodes, lamp blackening,etc. Each project should 5.4 Glare.Efforts should be made to use luminaires that be designed to meet the required minimum lighting levels control the views of the light source for drivers , based on the relamping program to be used. /. 0 Skier S )-,."d.-"ss fur ,,,eel.scrap` Are A;4-11/4,41 re___ 540-11 1 Outdoor lighting TABLE 540-3 Recommended Levels of Illumination Area/activity Lux(Ix) Footcandles ricl I Outdoor facilities Building exterior Entry i • Active use 50 5.0 I Locked or infrequent use 10 1.0 Vital locations or structures 50 5.0 Building surrounds 10 1.0 Building and monuments(floodlighted) • Bright Surroundings I Light surfaces 150 15.0 IMedium light surfaces 200 20.0 1 Medium dark surfaces 300 30.0 I Dark surfaces 500 50.0 Dark surroundings ; Light surfaces 50 5.0 • Medium light surfaces 100 10.0 1 Medium dark surfaces 150 15.0 • Dark surfaces 200 20.0 1 Bikeways 1 Along roadside Commercial areas' 10 0.9 Intermediate areas' 6 0.6 I i Residential areas' 2 0.2 1 Distant from roadside 5 0.5 1 Bulletin and posterboards,signs 4 Bright surroundings • Light surfaces 500 500 Dark surfaces 1000 100.0 I Dark surroundings Mator Roads i Commercial areas' 20 2.0 • Intermediate areas' 15 1.4 Residential areas' 10 1.0 • , Collector roads Commercial areas' 13 1.2 Intermediate areas' 10 0.9 Residential areas' 6 0.6 1 Local Roads Commercial areas' 10 0.9 Intermediate areas' 6 0.6 I Residential areas' 4 0.4 i Walkways • • Along roadside • Commercial areas' 10 0.9 . Intermediate areas' 6 0.6 ; Residential areas' 2 0.2 Distant from roadside 5 0.5 i Park walkways 5 0.5 i Pedestrian tunnels 40 4.0 Pedestrian overpasses 3 0.3 Pedestrian stairways 6 0.3 Light surfaces 200 20.0 • Dark surfaces 500 50.0 Gardens General lighting 5 0.5 Path.steps away from home 10 1.0 Backgrounds,fences,walls,trees,shrubbery 20 2.0 Flower beds,rock gardens 50 5.0 Trees.shrubs(when emphasized) 50 5.0 Focal points(large) 100 10.0 Focal points(small) 200 20.0 Loading and unloading platforms 200 20.0 Parking areas Self parking 10 1.0 Attendant parking 20 2.0 Piers Fre ght 200 2.0 • iconbnuedl ---..._) . OUTDOOR LIGHTI\G 6.14 i I ghting levels recommended by the Illuminating Engineer 1 ii - Society are shown in the accompanying table, and details lighting installations in Figure 6.289. i 4 Recommended Lighting Levels* i .j Commercial Industrial Residential t t Pedestrian areas: 1 Sidewalks 0.9 0.6 0.2 1 Pedestrian ways 2.0 1.0 0.5 Roadways: Freeways 0.6 0.6 0.6 Major roads and expressways 2.0 1.4 1.0 Collectors 1.2 0.9 0.6 Local streets 0.9 0.6 0.4 Alleys 0.6 0.4 0.2 Parking areas: Self-parking 1.0 Attendant parking 2.0 Buildings: Entrance and doorway areas 5.0 ... ,• General grounds 1.0 ••. 'values are given in minimum average alai :a:^et t.crizental toCicardles SOURCE:IES Lion Hancccck.411 ed-.Illurnca'irg Engineering Sccie:y.Ne:i York. ALUMINUM OR BRONZE GRILLE OR EXPANDED METAL i PAINT BACK ` i- COLLAR ---REA'HERTIGHT BOX I. r_______ _ F l /,1 \ / C 8' SERER PIPE 12' LCN; l ' 'P''', / f r_______ �.� t EI. y . I *A; °E83LE5 /—CIaMETER 14-IT' e,,\ ,../411 ••/, . BELOW EYE LEVE 4 j � 11 , � -A,^,JJs,ABLE SHIELD ‘,.,,,c..,.--.---.' { sc HEIGHT VARIES t t r. ✓ ..--PA,NT BACK-�/ _I. I, CLCuvER .I I r ..„-77..„,,,,,, 1•>:!ICLcC.O', '''\F:%/SAV 4,;\ :\ 'ry/n\ �I . re 6.289 Lighting details. (top left)Underground floodlight to light trees: 75 to 150 watts (top ')Small spotlight or floodlight to light statuary; 30 watts. (bottom left) Aboveground floodlights, en by stones or bushes. to light trees or house;75 to 150 watts. (bottom right)Low-level lighting .alts or flowers,75 watts. It may be permanent or portable -717-