HomeMy WebLinkAbout2002-07-08 - Agendas - Final AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday,July 8,2002 at
5:30 p.m. in the City Administration Building, 113 West Mountain Street,Room 219,
Fayetteville,Arkansas.
Roll Call
Approval of minutes from the June 24, 2002 meeting
The following items will be considered:
Old Business:
3. PPL 02-4.00: Preliminary Plat(Ash Acres P.U.D. , pp 367)was submitted by W.B.
Rudasill of WBR Engineering on behalf of Rob Stanley for property located south of Ash
Street between Gregg Avenue & Woolsey Avenue. The property is zoned R-1, Low
Density Residential and contains approximately 1.28 acres with 6 lots proposed.
4. CUP 02-8.00: Conditional Use (Ash Acres P.U.D., pp 367) was submitted by W.B.
Rudasill of WBR Engineering Associates on behalf of Rob Stanley for property located at
243 & 245 Ash Street. The property is zoned R-1, Low Density Residential and contains
approximately 0.17 acres. The request is for a tandem lot.
5. CUP 02-18.00: Conditional Use (Southwestern Bell Telephone,pp 484)was
submitted by Larry Bates of Canino Peckham&Associates, Inc. on behalf of
Southwestern Bell Telephone for property located at 138 N. East Avenue. The property
is zoned C-3, Central Commercial and contains approximately 0.25 acres. The request is
for an emergency generator,two fuel tanks, and a circuit breaker and transformer on the
existing parking lot(use unit 3) and waiver of parking requirements in lieu of shared
parking agreement.
New Business:
6. LSD 02-17.00: Large Scale Development(Nelson-Berna Funeral Home, pp 99)was
submitted by Michael Weir&Brian Moore of Engineering Services, Inc. on behalf of
Scott Berna of Nelson-Berna Funeral Home for property located at the northeast corner of
Crossover(Hwy 265) and Zion Road. The property is zoned A-1, Agricultural and R-O,
Residential Office containing approximately 3.12 acres with an 8,350 square foot
building proposed.
H:I USERSICOMMONIPLANNlN02002 AGENDAIPCI7-8-02.DOC
7. CUP 02-20.00: Conditional Use (Nelson-Berna,pp 99) was submitted by Michael Weir
and Brian Moore of E.S.I. on behalf of Scott Berra of Nelson-Berra Funeral Home for
property located at the northeast corner of Zion Road and Hwy 265 (Crossover). The
property is zoned R-O, Residential Office and A-1,Agricultural and contains
approximately 3.12 acres. The request is for additional parking.
8. RZN 02-16.00: Rezoning (Lazenby, pp 560)was submitted by Landtech Engineering,
Inc. on behalf of Bill Lazenby for property located west of Razorback Road and north of
Baum Stadium Parking lot. The property is zoned I-1, Heavy Commercial/Light
Industrial and contains approximately 6.99 acres. The request is to rezone to C-3, Central
Commercial.
9. RZN 02-17.00: Rezoning(Mathias/Barnes,pp 364/403) was submitted by Dave
Jorgensen of Jorgensen&Associates on behalf of Sam Mathias and Bleaux Barnes for
property located south of Deane Street, west of Sang Ave and east of Porter Avenue. The
property is zoned R-1, Low Density Residential and contains approximately 21.03 acres.
The request is to rezone to RMF-6, Low Density Multi-Family Residential.
10. CUP 02-21.00: Conditional Use (The New School, pp 290) was submitted by Hannah
McNeill of Criterion Architecture, Inc. on behalf of The New School for property located
at 191 E. Sunbridge Drive. The property is zoned R-O, Residential Office and contains
approximately 3.25 acres. The request is for an educational facility (Use Unit 4).
Administrative:
1. ADM 01-15.00: Administrative Item (Outdoor Lighting)to adopt an ordinance that
minimizes the impact of outdoor lighting on adjacent properties and improves nighttime
visibility.
2. ADM 01-19.00 Administrative Item (Off-Street Parking Ordinance Amendments)
to revise Section 172.01 Off-Street Parking Lot Design Requirements of the City of
Fayetteville Unified Development Ordinance to provide a method for reducing off-street
parking requirements for properties that share a common parking facility and to revise
parking ratios for certain uses.
All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and
other pertinent data are open and available for inspection in the Office of City Planning(575-8264), City
Administration Building, 113 West Mountain Street,Fayetteville,Arkansas. All interested parties are invited to
review the petitions. Interpreters or TDD for hearing impaired are available for all public meetings. 72 hour notice
is required. For further information onto request an interpreter;please call Hugh Earnest at 575-8330.
H.I USERSICOMMONNLANN/NG12002 AGENDAIPC17-8-02.DOC
ORDER OF PLANNING COMMISSION MEETING
A. Introduction of agenda item - Chairman
B. Presentation of request-Applicant
C. Public Comment
D. Response by Applicant/Questions &Answer with Commission
E. Action of Planning Commission(Discussion and vote)
NOTE TO MEMBERS OF THE AUDIENCE
If you wish to address the Planning Commission on an agenda item, raise your hand when the
Chairman asks for public comment. He will do this after he has given Planning Commission
members the opportunity to speak and before a final vote is taken. Public comment will only be
permitted during this part of the hearing for each item.
Once the Chairman recognizes you, go to the podium at the front of the room and give your
name and address. Address your comments to the Chairman, who is the presiding officer. He
will direct them to the appropriate appointed official, staff member or others for response. Please
keep your comments brief,to the point, and relevant to the agenda item being considered so that
everyone has a chance to speak.
Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the
Planning Commission.
2002 Planning Commissioners:
Lorel Hoffman- Chairman
Bob Estes -Vice Chairman
Lee Ward - Secretary
Nancy Allen
Don Bunch
Sharon Hoover
Alice Church
Loren Shackelford
Addendum to Planning Commission Agenda Packet
for July 8,2002
Replace Agenda
Add minutes for Item 3
Replace 5.1 to 5.8 with 5.1a to5.9a
Add page 5.41 & 5.42
Add page 8.21
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(501)575-8264 _
PLANNING DIVISION CORRESPONDENCE
TO: Planning Commission
FROM: Shelli Rushing, Associate Planner
THRU: Tim Conklin, City Planner
DATE: July 8, 2002
ADM 01-15: Administrative Item (Outdoor Lighting)to adopt an ordinance that minimizes
the impact of outdoor lighting on adjacent properties and improves nighttime visibility.
BACKGROUND
Complaints received by planning staff about outdoor lighting located within several new
developments in Fayetteville prompted the Planning Commission to consider adopting an
outdoor lighting ordinance.
April 19,2001 -Planning Commission Agenda Session
Staff presented preliminary research of existing outdoor lighting ordinances throughout the
country. The Planning Commission appointed a four person subcommittee to discuss the issues
related to drafting an outdoor lighting ordinance.
May 9,2001 -November 14, 2001 Outdoor Lighting Subcommittee Meetings.
The subcommittee met six times between May 9 and November 14. The November meeting
consisted of a trolley ride in the evening to visit sites with outdoor lighting. The draft ordinance
was finalized and sent to subcommittee members for review in December.
January 28,2002—Planning Commission Meeting
The proposed outdoor lighting ordinance was discussed and the Planning Commission voted 8-1-
0 to table the item for further review. Issues identified included the applicability of the ordinance
to single family and two family dwellings; waivers/variances/appeals; temporary lighting for
construction lights; industrial uses; and low voltage lighting.
February 12,2002—Outdoor Lighting Subcommittee Meeting
The subcommittee reviewed the ordinance and comments submitted by Planning Commissioners.
Michael Green attended the meeting and offered to provide suggestions for the ordinance.
March 27,2002—Outdoor Lighting Subcommittee Meeting
The subcommittee agreed to incorporate the comments provided by Mr. Green.
RECOMMENDATION Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
H.IUSERSICOMMDNLSHELLIIREPOR7SIPCL4DOI-15 OUTDOOR LIGHTINGIREPORTS102-07-08PCREPORT.DOC Page Ll
Staff recommends that the Planning Commission recommend the proposed outdoor lighting
ordinance for adoption by the City Council
FINDINGS
At the January 28, 2002 Planning Commission meeting, Planning Commissioners asked that
several issues be addressed. These are described as follows:
Variance/Waiver. The Planning Commission requested that a provision be provided in
the ordinance allowing for a variance from the ordinance. The ordinance now includes a
provision in Chapter 156 Variances to allow the Planning Commission to provide a
variance when the strict application of the ordinance creates an undue hardship. There
are provisions within the outdoor lighting ordinance that allows the City Planner to
approve fixtures that, although not strictly complying with the ordinance,meet the intent
of the ordinance (e.g. §176.05 Subsections A.4, B.1 and B.2; §176.06 Subsection B.3).
Temporary Lights. The Planning Commission requested that lighting for temporary
construction lights be addressed. All temporary lighting, defined as "lighting intended for
uses, by which their nature, are of a limited duration;for example; holiday decorations,
civic events, or construction projects", is exempt, except where they create a hazard or
nuisance. Also, all construction or emergency lighting are exempt.
Low Voltage Lighting. The Planning Commission requested a better definition of"low
voltage lighting". The low voltage lighting was originally intended to allow for the
exemption of landscape lighting. The proposed ordinance now specifically exempts
landscape lighting not more than 65 watts. The 65 watts was determined based on
discussions with lighting specialist that stated they do not provide bulbs larger than 65
watts for landscape lighting fixtures.
Industrial Uses. Another issue was lighting for industrial uses. Those uses are required
to meet the ordinance. The option to request a variance is now available if the applicant
can show that there is an undue hardship or that they are using fixtures that meet the
intent of the ordinance.
Security. Planning Commissioners also addressed the issue of lighting for security
purposes. The ordinance now requires lighting to meet the minimum standards of the
Illuminating Engineers Society of North America(IESNA) handbook, which is an
industry standard. Again, the variance option is available.
At the February 12, 2002 Outdoor Lighting Subcommittee meeting, Michael Green offered
suggestions for revising the ordinance. Those revisions have been incorporated into the ordinance
to more adequately reflect requirements based on lighting industry standards as identified by the
IESNA. The proposed outdoor lighting ordinance can be summarized as follows:
1. The ordinance applies to all new outdoor lighting installations in all zoning districts, with
the exception of single family and two family units.
Planning Commission
2. Any fixture being replaced must also comply. July 8, 2002
ADMOI-15 Outdoor Lighting
HIUSERSICOMMONISHELLIIREPORTSIPCI4DOI-15 OUTDOOR LIGHTINGIREPORTS102-07-08PCREPORT.DOC Page 1.2 -
3, The following exemptions are provided: temporary outdoor lighting, construction or
emergency lighting,fossil fuel fixtures, landscape lighting, airport lighting, security
lighting, searchlights, and egress lighting.
4. Blinking, flashing, and animated lights as well as lights on towers are prohibited.
5. The lighting standards to reduce light trespass are based on IESNA criteria and the
Arkansas Energy code.
6. Upward lighting is allowed as long as 95% of the light is reflected back down.
7. Horizontal lighting is allowed as long as at least 90% of the light falls on the fagade,
monument or architectural feature.
8. Non-cutoff fixtures are allowed for bulbs with 260 or less initial lumens. (See Table 1)
9. Semi-cutoff fixtures are required for bulbs between 261 and 8,500 initial lumens. (See
Table 1)
10. Cutoff fixtures are required for bulbs more than 8500 initial lumens. (See Table 1)
11. All fixtures must be fully shielded to reduce glare, unless advanced or alternative
technologies can be used that meet the intent of the ordinance.
12. Light projected at the property line of a residential use or residential zone shall not exceed
1.5 foot-candle,-measured at a horizontal position approximately three (3)feet above
grade.
13. Lighting for vehicular canopies must not create glare off--site, using recessed fixtures or
indirect lighting.
14. Outdoor recreational and entertainment facilities must tum lights off at 11 p.m., except to
conclude an event that began prior to 11 p.m.
15. Upward flagpole lighting is only allowed for governmental flags.
Table 1
Fixture Types
90° Cutoff Angle c.a. 80°Cutoff Angle c.a.
Non-cutoff No limit No limit
Semi-cutoff 5%emitted above c.a. 20%emitted above c.a.
Cutoff 2.5% emitted above c.a. 10% emitted above c.a.
Full Cutoff 0% emitted above c.a. 10%emitted above c.a.
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
H.IUSERSICOMMONISHELLAREPORTSIPCI4DOI-15 OUTDOOR LIGHTINGMPORYY02-07-08PC REPORT.DOC Page 1.3
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE XV: UNIFIED
DEVELOPMENT ORDINANCE, OF THE CODE OF FAYETTEVILLE,
TO PROVIDE FOR THE REGULATION OF OUTDOOR LIGHTIN
INSTALLATIONS IN NEW DEVELOPMENTS.
WHEREAS, unnecessary and improperly designed ix eM ca u glare,
light pollution,wasted resources, and diminished ability to v 1.0 e night sky;
WHEREAS, glare and light trespas n result }. dous c' ation
conditions for all modes of transportation; lig ass into, i en neighbc pds;
and poor visibility of the to d, _
WHEREAS, the 'z
ty o#�. yettevil so pre health, safety and
welfare p= ne al pub c, o proteo mgh slay ds to the quality of life
o y
j�NOW, T E_: , B IT wAINED BY THE CITY COUNCIL OF
THEL ITY OF j- E VILL , SAS:
Section:A _ ha apter 151: Definitions, Unified Development Ordinance, Code
of Fad ttevill . s hereby amended by inserting Exhibit "A" attached hereto and made a
P :w '
Section 2. That Section 156.03(C), Unified Development Ordinance, Code of
Fayetteville is hereby amended by inserting the following:
§156.03 DEVELOPMENT.
C. Consideration By The Planning Commission.
7. Outdoor Lighting Plan.
a. Undue Hardship. So that substantial justice may be done and the
public interest secured, a developer may petition the Planning Commission for a variance
from the requirements of Chapter 176: Outdoor Lighting, by showing that their strict
application would cause undue hardship as applied to the proposed development;
provided that such variance shall not have the effect of nullifying the intent and purpose
of the chapter. Conflicting lighting requirements imposed by other regulatory bodies
having jurisdiction will be considered in reviewing Developer's petition.
b. Conditions. In granting variances, the Planning Commission may
impose such conditions as will, in its judgment, secure substantially the objectives of the
requirements so varied.
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.4
Section 3. That Title XV: Unified Development Ordinance, Code of Fayetteville
is hereby amended by inserting Chapter 176: Outdoor Lighting, a copy of which marked
Exhibit`B" is attached hereto and made a part hereof.
Section 4. That the following sections of Title XV: Unified Dev
Ordinance, Code of Fayetteville be hereby deleted: _.
a. Section 163.29 Wireless Communication a ` ities= Fara A,
Subsection 3a;
b. Section 161.21 Overlay District, graph D, 3 e 7;
C. SectionIU.3. f, Neighb, o uCoMMM crc uses within
amential
districts, grap Subsecti 2.1---
dry eek on 17 1 Q treet P g, P section 4; and
e. Se- 174 8 a ""'ns Para ph B.
ate. ` wry.
PA SD and .`' R this day of 2002.
APPROVED:
By:
DAN COODY, Mayor
ATTEST:
By:
HEATHER WOODRUFF, City Clerk
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.5
EXHIBIT "A"
To be inserted at Chapter 151: Definitions,Unified Development Ordinance:
Canopy Structure. (Outdoor Lighting) Any overhead protective structure which
is constructed in such a manner as to allow pedestrian and vehicles to pass under.
Cutoff. (Outdoor Lighting) A fixture's light distribution where no more than
2.4%of the fixture's total lumens are emitted at a cutoff angle of 90°or greater.
Additionally,no more than 10% of the total fixture lumens may be emitted at a cutoff
angle greater than 80°.
Cutoff Angle. (Outdoor Lighting) The angle measured up from Nadir, between
the vertical axis and the first line of site at which the bare source is not visible and as
indicated by the manufacturer's photometric data of lumen distribution.
Fixture. (Outdoor Lighting) The bulb and the assembly that holds the bulb (or
lamp), in a lighting system, including the elements that provide light output controls.
Foot-candle. (Outdoor Lighting) A unit of illuminance produced on a surface,
equal to one lumen per square foot of that surface.
Full Cutoff. (Outdoor Lighting) A fixture's light distribution where 0% of the
total fixture lumens is emitted at a cutoff angle of 90° or greater. Additionally, no more
than 10%of the fixture lumens shall be emitted at a cutoff angle greater than 800.
Fully Shielded. (Outdoor Lighting) A fixture with an opaque housing or, W e
shield attached thereto which prevents a line of sight to the bulb above the 1
plane.
Glare. (Outdoor Lighting) Light emitting from & gao off
int e great
enough to reduce a viewer's ability to see and in extrem bases,,causing entary
blindness.
Glare Shield. (Outdoor-Lighting) E or intern w s adI g devic lock
light in a given direction xture.
Governmental a ag. =' door � _ � y fla ch has been officially
ado to theA ve,=` ent of ion of s duly constituted internal
isions (e tatep ov e, county, arish,
== Height o T i K - ting) The vertical distance from the ground
dim ly below cen i'ne of ' ixture to the lowest direct-light-emitting part of the
fi e. -
L scape Lighting. (Outdoor Lighting)A fixture designed to illuminate
lan'< """ g features, including plants, flowers, shrub,trees and walkways that does not
e eed 65 watts and is less than four (4) feet in height.
Planning Commission
Judy 8, 2002
ADM01-15 Outdoor Lighting
Page 1.6
EXHIBIT "A
Light Pollution. (Outdoor Lighting) Man-made light that is emitted into the
atmosphere resulting in sky glow or atmospheric light pollution.
Light Trespass. (Outdoor Lighting) The emission of light produced by a light
fixture beyond the boundaries of the property on which it is located or which falls outside
the area of intended illumination.
Lumen. (Outdoor Lighting) A unit of measure of the quantity of luminous flux
produced by a lamp (bulb) as indicated by the manufacturer.
Non-Cutoff. (Outdoor Lighting) A fixture's light distribution where there is no
emission limitations at any cutoff angle.
Opaque. (Outdoor Lighting) Opaque means that a material does not transmit light
from an internal illumination source. Applied to sign backgrounds means that the area
surrounding any letters or symbols on the sign either is not lighted from within, or allows
no light from an internal source to shine through it.
Outdoor Lighting, (Outdoor Lighting) The night-time illumination of an outside
area or object by any man-made device located outdoors that produces light by any
means.
Outdoor Recreation Facility: (Outdoor Lighting) An area designed for active
recreation, whether publicly or privately owned, including, but not limited to, bas 1
diamonds, soccer and football fields,golf courses, tennis courts and swimmi
Searchlight. (Outdoor Lighting) A high intensity outdooz li" t gne beam
light directly into the night sky.
Semi-Cutoff, (Outdoor Lighting) A fie's light dist utio ere n = ore
than 5%of the total fixture lumens is emitted a 'utoll angle-za °' greaten:
Additionally,no more than 200 of the total 1 lumems ma e e fitted at _•
angle greater than 80° a #
y
.
Te pprary Otx, oor Li ting (,_, ._ ,�,t hting) ting intended for uses,
by w 'v dture,� united d ., ion; fo Canfr oliday decorations, civic
e e , or constu ionug
potl =
Top do'- rght ug (®u lar ting) A fixture that is attached to the top of a
sign at points w .
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.7
EXHIBIT "B"
CHAPTER 176:
OUTDOOR LIGHTING
§176.01 PURPOSE. This chapter is 6. in storage yards,
intended to:
7. in trails and parks; and
A. Set minimum standards for the
placement, orientation and fixture types of S. along streets.
outdoor lighting fixtures;
C. Any lighting system being
B. Protect the privacy of property completely replaced on property in any
owners by limiting the potential for glare zoning district, except single or two-family
and light trespass from outdoor lighting- dwellings, shall comply wi _ the
fixtures located on adjacent properties. requirements of this chapter.
C. Protect drivers and pedestrians from §176.03 EXE W, h :.)lowing are .
the glare of non-vehicular light sources that expressly e_ :_ o a e re 4 ements of
can impair safe travel. this chapfe
D. Promote efficient and cost effective A�k A. Tend y _ - outdo a lighting.
lighting; and W' mporary b 'righting defined in
Ater Unifieopment
E. Allow for flexib, ' th ` le of _ " ance, cep t where' ey create a
light fixtures. or n hce.
§17b. LIC . IT emergency
nstruction or ewer enc
. E h ing. Construction or emergency
A is chapti s sham appto r. lighting, provided such lighting is temporary
and is discontinued immediate) upon
outdo( lighting ;. "staleons r ew Y P
develo`A ents, ex sin ex two-family completion of the construction work or
dwell m abatement of the emergency necessitating
" said lighting.
B _ door lighting installations
incl ut are not limited to, lights placed: C. Fossil fuel fixtures. All outdoor
lighting fixtures producing light directly by
1. in parking lots; the combustion of fossil fuels, such as
kerosene lanterns or gas lamps.
2. in landscaped areas;
D. Landscape fighting. Landscape
3. in display areas; lighting not more than 65 watts.
4. in recreational areas; E. Airport lighting. Airport lighting
necessary to meet Federal Aviation
5. on buildings and structures; Administration (FAA) requirements.
including canopies and overhangs, Planning Commission
July 8, 2002
ADMOI-15 Outdoor Lighting
Page 1.8
EXHIBIT "B"
F. Security lighting. Security lighting 2. Horizontal lighting. A fixture
controlled by sensors that provide may beam light horizontally and upward to
illumination for 15 minutes or less. illuminate building facades, monuments and
other architectural features if at least 90%of
G. Searchlights. the light emitted from the fixture falls on the
facade, monument or architectural feature.
H. Egress lighting. Egress lighting as
required for safety as recommended by 3. Fixture Type. The following
IESNA (Illuminating Engineering Society of table shall apply, identifying the fixture
North America). types required based on maximum lumen
output:
§176.04 PROHIBITIONS.
Table 176.A
A. Blinking, flashing, and animated
lights. Blinking, flashing, and animated Initial a
lights, not otherwise exempt under §176.03, Lumen Non-
are expressly Prohibited. output CUNCutoff
Equal or les' yes Ye Yes
B. Lighting on towers. Lighting on than 260 ���
towers is prohibited, except as required by 20�8,500 ATS Y , Yes
regulations of the Federal Aviation
Administration. ) grethan Eo"� N Yes
25 qu1of, cies ,
§176.05 LIGHTING STA Nbt $DS _
0 Iumes X20-watt incandescent lamp
8;1!00 Imp 00-watt metal halide lam
A Ligl �ion ' � trol � y
Ilhunm �' estgn le sh orm to 4. eet lighting, bike paths,public
Illummahn Engineeri Soct of�orth parking lots. The provisions of this article
America :_ NA) recq:' encu=ons fore are not intended to prevent the use of any
specific a. cation anF� all i excee e design, material or method of installation
power dei ty budg refere p in the not specifically proscribed by this article,
Arkansas...W ergy de ght from all provided such alternate has been approved
fixtures e ce eetlights and traffic by the city. For street lighting within the
lights) shI utoff fixtures, as defined in right of way, bike paths and public parking
Chapter 51 Definitions of the UDO, lot, the City Planner may approve any such
directed downward and away from alternate provided that the proposed design,
roadways and adjacent properties, with the material or method:
following exceptions:
1. Upward lighting. A fixture may 1. Provides approximate equivalencies
beam light upward if at least 95% of such to the specific requirements of this
upward light is reflected back down by a article; and
canopy, roof or other such structure and the
fixture does not emit more than 8,500 2. Is otherwise satisfactory& complies
lumens (equivalent to a 100-watt metal with the intent of this article.
halide lamp).
Planning Commission
July 8, 2002
ADMOI-15 Outdoor Lighting
Page 1.9
EXHIBIT 41
B. Glare and Light Trespass 1. Recessed fixture. Recessed
Control. All outdoor lighting shall be Fully fixture incorporating a lens cover that is
Shielded, as defined in Chapter 151 either recessed or flush with the bottom
Definitions of the UDO, from adjacent surface (ceiling) of the vehicular canopy; or,
residential properties with the following 2. Indirect lighting. Indirect
exceptions: lighting where light is beamed upward and
then reflected down from the underside of
1. Advanced or alternative the vehicular canopy. Such fixtures shall be
technology. Fixtures that do not meet the shielded such that direct illumination is
definition for Fully Shielded, yet employ focused exclusively on the underside of the
advanced or alternative technology that vehicular canopy; or
causes the photometric performance to meet
the intent and purpose of this ordinance, Recessed Canopy Fixture
may be approved by the City Planner. Such
fixtures include, but are not limited to,
period-style fixtures with refractive globes
and internal cutoff reflectors. = l
t a Lens
2. Outdoor recreational facilities.
All lighting fixtures for outdoor recreational
facilities shall be equipped with a light
control "package utilizing louvers and/or
-e=: For illustrative purposes only.
shields designed to minimize spy d gw e r
The use of other simil ' evice a r r Ot r methods. Any other
technologies must be; re a ed e F
g• P Pp prove s'- theCity Planner.
City Planner, f m.
door Recreational and
C e ential Piru rty ine__ight Entertainment Facilities.
projectedJ he propert ne Q res idenal
use or res ntial zoneZ all qsa excee 1. Direction. Fixtures shall be
foot-cand meas ur .< at rizontal mounted and aimed to light only the
position oximat- thr ` feet above intended play or performance areas.
grade.
D. Ite g Equipment. Testing 2. Hours of illumination.
equipment for measurement of foot-candle Illumination after 11 p.m. is prohibited,
levels shall o a calibrated t of foot-candle
heavy- except to conclude an event that began prior
duty light meter or an approved equal. lighting
11 excluding maximum necessary
lghtingg needed for maintenance and safety.
§176.06 SPECIAL USE LIGHTING.
3. Modification, waiver or
A. Canopy Structure. Lighting under variance. A modification, waiver or
vehicular canopies shall be designed so as variance from the standards set forth in
not to create glare off--site. Acceptable §176.05 may be granted by the City Planner
methods for controlling glare include one or upon a finding that an outdoor luminaire, or
more of the following: system of outdoor luminaires, required for a
baseball, softball, football, or soccer field
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.10
EXHIBIT "B"
cannot reasonably comply with the standard,
and still provide sufficient illumination of 3. Wattage or Lumens per Fixture;
the field for its safe use. Safe illumination
levels for the type of field and activity shall 4. Zoning district and use of the
be those practices recommended by the property;
IESNA or other evidence if a recommended
practice in not applicable. 5. Zoning district and use of the
adjacent properties; and,
C. Flag Poles and Monuments.
6. Description of the equipment,
1. Upward flagpole lighting. including fixture, glare reduction devices,
Upward flagpole lighting is permitted for lamps, control devices, and reflectors. The
governmental flags only. Flags should be description may include, but is not limited
taken down at sunset to avoid the need for to, catalog cuts and illustratio .__ y
lighting. manufacturers.
2. Cone of light Fixtures to B. Substitution d utdoor
illuminate flags, statues or any other objects light fixture im e typ of li source
mounted on a pole, pedestal or platform, therein, be chane a le a permits as been
shall use a very narrow cone of light for the issued, a chang que" must b bmitted
purpose of confining the light to the object tri to City Plaiiz o ' approval ogether
RIO
of interest and minimize spill-lig, d adequate" information f rm sure
glare. - t ampl3
Ice v is code, w '` z_ ust be
eceivnor tom bstitution.
§176.07 EVIDENCROF CO LIA1T
C. � ,�. rance. If the City Planner
A B fission Cauntsr h e aiicant deters that the proposed lighting does
INA
for any pe .r rt required ariyro1oh of ,3 not comply with this ordinance, the permit
the laws this lurisd ion Conn ` shall not be issued,nor the plan approved.
with pro ed worlvol11g out r
lighting f es shall mit : of the
applicatiot or pee ence that the
proposed or—k '- 1 comply with this
ordinanc ould no other such permit
be requi d, the installation or modification
(except for routine servicing and same-type
lamp replacement) of any exterior lighting
shall require submission of the information
described below. The submission shall
include, but not necessarily be limited to the
following:
1. Location of fixtures on the
premises, both proposed and existing;
2. Type of illuminating devices,
fixtures, lamps, supports,and other devices; Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.11
Planning Commission
January 28,2002
Page 32
ADM 01-15.00: Administrative Item (Outdoor Lighting) was submitted by the Planning
Commission Subcommittee on Outdoor Lighting to adopt an ordinance that minimizes the impact
of outdoor lighting on adjacent properties and improves nighttime visibility.
Estes: The next item on the agenda is an administrative item, Outdoor Lighting.
This is to adopt an ordinance that minimizes the impact of outdoor lighting
on adjacent properties and improves night time vision. The Planning Staff
has received complaints about outdoor lighting located within several new
developments in Fayetteville that has prompted the Planning Commission
to consider adopting an outdoor lighting ordinance. Staff recommends that
the Planning Commission recommend the Outdoor Lighting Ordinance,
which has been provided to you in your materials, for adoption by the City
Council. Tim, do you have any comments or remarks that you would like
to make?
Conklin: I have a suggestion. That is before we go to those administrative items, if
you would like to hear the request for items three and four. It is up to the
Commission, of course, the applicant is here.
Estes: We had a motion, which was called and voted on to move those to the last
items on the agenda. We will go ahead and take the items on the agenda as
they have been placed by the vote of the Commission.
Conklin: Sure.
Estes: Do you have any comments regarding ADM 01-15.00?
Conklin: Yes. . This is a proposed outdoor lighting ordinance for the City of
Fayetteville. The subcommittee has met for many months to develop this
ordinance. A lot of research has gone into this ordinance basically
requiring partially shielding or fully shielding outdoor lighting, based on
the type of outdoor lighting that is proposed. It does have some controls
with regard to the type of lighting that is allowed. Anything up to 20 watts
there is no shielding, partially shielding or fully shielding required.
Anything up to a 60 watt or 1,000 lumens, partially shielding is required.
This means that you have an opaque top or solid top on top of the light.
You can have some translucent sides, the light can shine through and then
anything over a 60 watt has to be fully shielded which basically is on all
four sides and the top is completely shielded and directed downward. It
does establish some measurements, quantitated measurements for the
amount of light that can be at a residential property line. That is a one and
a half foot candle.. That is measured at three feet above grade. It does
involve testing with a light meter. The fixture height has been established
and it does have a formula three plus distance divided by three to the
nearest property line for residential property. It sets the maximum height at
35'. That is the same as the overlay district. It also establishes that any
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.12
Planning Commission
January 28,2002
Page 33
lighting for buildings not be taller than the buildings that they are lighting.
Special use lighting includes some standards for gasoline stations or service
station vehicle canopies, that is shall not create glare offsite. That can be
accomplished by recessing the fixture within the canopy or indirect lighting
that bounces back to the ground, not directly up in the atmosphere.
Outdoor recreation facilities, there is a time limitation up to 11:00 p.m.
except during events that extend beyond that that start earlier.
Modifications or waivers from that can be approved by the City Planner.
For flagpoles and monuments, upward lighting is allowed for governmental
flags only. Any other type of monuments that are lit, a narrow cone of light
shall be used. The rest are some requirements for information that has to
be provided with the application to insure compliance with this ordinance.
Basically, most new development is already complying with this ordinance.
All Wal-Mart Supercenters and Neighborhood Markets that are built
already do fully shielded lighting. Most new development that installs
lighting in their parking lots is fully shielded. What we are trying to
prohibit in this community is someone going out, buying a floodlight and
lighting up an entire lot and beyond the lot into residential neighborhoods.
Those are the areas that we have had complaints about at the Planning
Division. We are trying to come up with some minimal standards to insure
that we have lighting that is fully or partially shielded and directed
downwards. As we move towards mixing land uses closer together with
non-residential and residential that we have some standards for the amount
of light that can go beyond the site into someone's backyard. Once again,
the subcommittee has worked very hard on this ordinance. It does not go
as far as some ordinances across the United States but it does establish a
minimum standard for outdoor lighting control in the City of Fayetteville.
If you have any questions, I would be more than happy to answer them.
Estes: Thank you Tim. Tim, under the applicability portion of the proposed
ordinance, is an exemption for single or two family dwellings. We have
received some comments, particularly an email comment this afternoon
from a constituent. What is the reasoning or thinking for excluding single
or two family dwellings from the requirement of the proposed ordinance?
Conklin: Once again, we were primarily trying to target those areas where we have
had some problems in the past. That is on commercial properties, parking
lots,probably to look at why we would exempt single family, similar to the
reasons for the tree ordinance we exempt single family. We try not to
create those regulations that would impact a single family or duplex
residential use. There may be occasion where the ordinance would be
beneficial but in this case we are really trying to address the main issue and
that is outdoor lighting of parking lots, display areas where people in this
community have gone out and bought floodlights to completely light the
entire area and then the light trespasses onto other people's property. That
is the main reason whythose are exempted. Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.13
Planning Commission
January 28,2002
Page 34
Estes: Thank you Tim. Is there any discussion or any comments regarding this
administrative item?
Hoffman: I would just like to add a couple of things just by way of information for
the Commission and the other committee members that are here, you can
go ahead and jump in at anytime. We did look at this with a definite eye
toward little or no economic impact or lengthening of the development
process. This is mainly about which way we aim the lights. If we aim
them down they are not going to give us the problems of glare and light
trespass and so forth. We did follow and have industry input. The IESNA,
which is the Illuminating Engineering Society, standards are referenced in
this ordinance and we will be following those. These are industry
standards, the height of the poles and so forth are pretty much standard
across the country. I was impressed with the fact that Wal-Mart is already
putting these types of lights in. I had not known that before we drafted the
ordinance. With regard to the one complaint that we received, and I
believe we have only received one complaint from a resident regarding
another residential property. That has to do with a security light. Many
people choose to put those domed security lights on their property for
security purposes. I read in this letter that the resident is appealing to
SWEPCO to put a different kind of light in on her neighbor's fixture. We
had SWEPCO and Ozarks Electric involved in our meetings too. They
simply do not stock the shielded security lights. That is another reason we
left that out, the one and two family dwellings. It is just not feasible to
have everybody take down their security lights. Also, we have exempted
existing buildings and existing properties. With that being said, if there is
anything that anybody else would like to add.
Estes: Commissioner Allen, did you have a comment?
Allen: Just to make sure that the public understood and that I do, that this is not
retroactive thing that we are talking about future development.
Hoffman: This is just new development, right.
Conklin: Most new development already is complying with this ordinance.
Hoffman: I want to say, she is not here tonight, but that Shelly Rushing put in a great
deal of research time on the ordinance. She compared other cities of
similar size and populations and came up with a lot of good ideas for us
and when we took our nighttime tour and looked at all of the existing
developments that we could, with the varying degrees of compliance and
non-compliance. It was then that we came up with the 1.5 candles at 3'
above the ground, which is the least stringent of any of the ordinances that
we looked at. We just simply felt that that was not going tplabn z11 Fro l e stop
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.14
Planning Commission
January 28,2002
Page 35
Estes: Commissioner Shackelford?
Shackelford:I too, served on this subcommittee and want to thank Tim and his staff and
commend them for the work that they did. It was a joint effort and I really
appreciate all that they did. Tim, one question I did have for you. One
thing that we talked about in the meeting was obviously, outdoor lights are
used for security reasons and my concern is that there might be some
exceptional situation somewhere where there might be a need for a waiver
or consideration of a waiver of this for security reasons. Could you walk us
through what sort of terms of appeal would be open for someone that
wanted to ask for a waiver of this ordinance? Would it come back to the
Planning Commission? What would that process be?
Conklin: I am not sure if we have put in a formal appeal process of this ordinance.
Hoffman: There is, it is on page 8.7 under substitution.
Conklin: Ok. It states "Should any outdoor light fixture or type of light source
therein be changed after the permit has been issued a change request must
be submitted to the City Planner for approval together with adequate
information to ensure compliance with this code which must be received
prior to substitution." I am not sure if that exactly addresses what you are
looking at. We looked at what is allowed in other communities. You
should be able to adequatelylight your property or business and comply
with the ordinance. It was interesting when the woman came up from
Little Rock and talked about how Wal-Mart, the world's largest retailer, is
already using fully cut off, fully shielded lights to light their parking lots
and light around their buildings and still provide adequate security lighting.
I can certainly get with our City Attorney's office and find out if we put a
provision in there specifically allowing for a variance if that is something
that you as a Commission would like to see. We did not see any
applications where you could not comply with this ordinance and not be
able to light your area adequately.
Shackelford:My concern is that it is used so much in security: Particularly around
commercial buildings and that sort of thing. One of the things that you said
tonight that really stuck with me is that even on the ordinances that you
make decisions on you always give an applicant the opportunity to appeal
your decision. I would like to see that as a part of that ordinance as well.
Hoffman: I agree. Do our bylaws, under the UDO can't the decision of the City
Planner be appealed to the Planning Commission or do we have to put it in
the ordinance itself?
Conklin: Only in specific instances, and they are listed.
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.15
Planning Commission
January 28,2002
Page 36
Hoffman: Well then we probably need to just put it in this ordinance.
Conklin: That is not in here. The substitution part really doesn't talk about that.
That is something that our City Attorney wanted to make sure on our tree
ordinance that there was a specific variance procedure and amended the
ordinance last year right when he came into his position. That is something
that we certainly can add into this ordinance.
Estes: Mr. Williams, you have been in the process of crafting a proposed
ordinance that would provide a right of appeal to any person aggrieved by
any administrative or administraerial action or any city function, would that
provide the relief that Commissioner Shackelford is commenting on?
Williams: It is possible. The variance I think is a little bit different in that the
variance would just be saying "In this particular case for security reasons I
need this'; as opposed to "This is more money than I should have to pay."
I think probably the variance suggested here might be something that you
would want to consider.
Estes: Thank you Mr. Williams. Commissioner Shackelford, did you have a
comment?
Shackelford:I just wanted to reiterate, I am not trying to be difficult on this. Obviously,
in my profession,being banking, we think about security a lot around ATM
machines and that sort of thing. I just don't want to be in a situation to
where a developer felt that they were having to take on additional liability
if someone was to get hurt and could show that this ordinance or the lack of
lighting in that situation had something to do with it. I would like to see
some sort of appeal process for a variance that could be specifically spelled
out as a part of this ordinance.
Marr: I agree with that.
Estes: Mr. Williams, would it be permissible for this proposed ordinance to go
forward to the City Council and for you to craft a paragraph providing for a
variance provision and that if the requested variance is denied then there is
an appeal to the full Commission?
Williams: Mr. Chairman, we can do that and we might actually even want to put a
provision within our variance chapter as opposed to putting it within this
particular ordinance. I will talk with our City Planner and see what we can
come up with but I am sure that we can accomplish that.
Estes: Is there any other discussion or motions?
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.16
Planning Commission
January 28,2002
Page 37
Conklin: I was just going to explain why in our variance section that you see all the
different items listed. When we compiled the Unified Development
Ordinance each ordinance had an individual variance section, typically
with it, when the UDO was put together all of those were moved into one
section. You have appeals to the Board of Adjustments, appeals to the City
Planner, appeals to the Planning Commission and they are all listed
individually. We have not gone back and looked at how to streamline that.
I am all in favor of looking at that and seeing how we can accomplish that
without having to list every single item.
Estes: Is there any member of the audience who would like to comment on ADM
01-15? Seeing none, I will bring it back to the Commission for motions or
discussion.
Hoffinan: We did talk about bank security lighting and we had some people come in
that had some data, I don't remember which meeting it was but we talked
about it. Our ordinance should be able to accomplish that but should it not,
I do agree that we need some kind of variance procedure.
Shackelford:I don't think it will be a problem very often. I would just like to have the
variance there if it was a problem we could address it.
Hoffman: Absolutely.
Estes: Commissioner Bunch?
Bunch: Yes, I have a few questions for the committee that crafted this. What about
temporary lighting for construction job sites? I don't see any exemptions
for it in here or any means of addressing it. Also, for industrial zones and
yard lights and things like railroad switchyards and electrical utility
switchyards. Some might come under display areas, some might come
under buildings and structures. The first time we come through with this I
think we need to be fairly comprehensive.
Marr: If I could add onto Commissioner Bunch's comment and I have other
questions when he is done, but what doesn't make sense to me about those
two items is that they appear to be in the minutes of the committee.
Industrial lighting and construction lighting requirements but nothing is in
the ordinance. I think his comment is right, there is nothing in it but I am
curious if the committee could address why you didn't move forward with
it because it is in your minutes as an item.
Estes: Commissioner Bunch, were you finished with your comments?
Bunch: In that one part. Another was the definition of low voltage lighting. I am
wondering if that was covered in some of the standards that were
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.17
Planning Commission
January 28,2002
Page 38
mentioned because in the electrical industry there are multiple definitions
of low voltage. It could be anything from well over 600 volts on down. I
am just wondering which standard was called out to determine exactly what
is low voltage lighting because this could come into problems in industrial
sites and on construction sites.
Hoffman: For some reason I can't find it in here but I know that we had something in
there about utility lighting and that kind of stuff.
Conklin: It is on page 8.5 under 176.03(b) exemptions. "All temporary emergency
lighting needed by police or fire departments or other emergency or utility
services are exempt." You could possibly add temporary or permanent that
is needed to cover that.
Hoffman: I'm not sure about putting in construction lighting at night because if they
are trying to meet a deadline and they have got a commercial property next
to a residential area, conceivably,they are exempt. They could be spending
months trying to get a building built 24 hours a day with lights shining in
the neighbors yard. I don't know if we should put that in there or if that
could just be something that could go through the variance or appeal
procedure.
Ward: What I think I would like to do, in essence of time, is table this
administrative item. I think we are really close to getting it done but we
definitely need an appeal process or a variance process in it first of all.
There are three or four other items that it looks like we need to address
again. There is no use fighting it out here trying to figure out on four or
five of those little items like Don has brought up. I would like to go ahead
and table it for the time being because we have to do some work on it
anyway and try to bring it back this next time.
Estes: We have a motion by Commissioner Ward to table ADM 01-15, is there a
second?
Marr: Second.
Hoffman: Before we do that can we get the whole list?
Williams: I would like to ask a question. On the variance, I can understand it was for
security, is there any other thing that you would want as far as another
reason for a variance besides security?
Estes: I would suggest Mr. Williams, that we not define the reason. That we just
provide a right, as a matter of the ordinance, to request the variance.. Then
if the requested variance is denied provide a provision that the aggrieved
parry may appeal to the full Commission.
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.18
Planning Commission
January 28,2002
Page 39
Shackelford:I agree.
Hoffinan: I have written down that we have the variance, the temporary construction
issue, the utilities I think have been answered, I don't know if they were
satisfactory to you but I would like to know.
Bunch: Where it is not just the emergency. I realize some of our variance towers,
the support gear rooms or equipment sheds, if we lose capabilities on some
of our cell towers or our transmission towers for radio systems. Some of
those are located in residential areas and they could require temporary
lighting to get back on line as fast as possible. Some of those would
probably come under emergency services or utility services.
Hoffman: They are all on generators so I think they would definitely be a temporary
or emergency condition.
Bunch: Well, it may not be just loss of power, it could be loss of function of some
of their equipment that has to be replaced and they would need possibly
lighting to do that. I just wanted to have enough room in this to
accommodate some of the what ifs without having to list them specifically
or without having to tie people's hands to wait for an act of congress before
work can ensue to take care of things. The same way with our industrial
areas. Often times they are not,they are kind of out of site and out of mind
many times. We have industries that run 24 hours a day and we need to
address situations in the industrial zones, particularly in the industrial
parks.
Hoffman: Those existing industrial uses are exempted and new ones would get. . .
Bunch: Right, but looking down the line we do have an industrial park that
hopefully at sometime that we would sell some of those lots and have some
new industries in it to help support our community. We just need to not tie
their hands.
Allen: I call for the question please.
Estes: Renee, would you call the roll?
Roll Call: Upon completion of roll call the motion to table ADM 01-15.00 was tabled
by a vote of 8-1-0 with Commissioner Hoffinan voting against it.
Estes: The motion to table passes by a vote of eight to one. Perhaps
Commissioner Bunch would accept an interim appointment as a defecto
member of this committee.
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.19
Planning Commission
April 23, 2001
Page 49
Discussion of AD 01- 15.00 Administrative Item (Outdoor Lighting)to appoint a sub-committee
to consider regulating outdoor lighting.
Estes: The last item on your agenda is discussion of AD 01-15.00, outdoor lighting to appoint
a sub-committee to consider regulating outdoor lighting. Commissioner Hoffman has
graciously consented to serve as Chair of that committee and I have appointed
Commissioner Bishop, Commissioner Hoover and Commissioner Shackelford to serve .
on that committee. Commissioner Hoffman, would you please get in touch with your
fellow committee members and schedule an appropriate meeting?
Hoffman: I would gladly do that and I would like Tim one thing about the outdoor lighting. You
gave me some information at agenda session and I would like a little bit, we could
possibly do this at the meeting, I would like to narrow the scope a bit from general
outdoor lighting to commercial outdoor lighting?
Conklin: That is the purpose of the first meeting. Staff is recommending that. We have
researched ordinances across the United States and we would like to have more of a
focus on what we want to look at. We can discuss some of the complaints that we've
received in regards to new development in Fayetteville and kind of address what we
currently do and what other cities in the United States are currently doing.
Hoffman: We've been asking them to shield the lights but they don't seem to be having the
desired affect I suppose.
Conklin: The height of outdoor lighting adjacent to R-1 neighborhoods is also an issue. We
don't have a height standard. Even if they are shielded, if they are 50 or 60 feet tall,
they are still shining in the backyards if they are right on the property line. The location
of the light poles,the height of the light poles,those are the type of issues that we want
to discuss. Those are the areas where we've had some problems where we have
allowed office complexes to go in and you have light poles right in the backyards of
single family homes.
Hoffman: I want to coordinate the scheduling through Tim so everybody knows.
Conklin: Lunch meetings was the idea.
Estes: Any other business? We are adjourned until our next regularly or special called
meeting.
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.20
Planning Commission
April 23, 2001
Page 50
Bunch: These will be public meetings and the press will be notified?
Conklin: That's correct. Thank you.
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.21
Planning Commission
July 8, 2002
ADM01-15 Outdoor Lighting
Page 1.22
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(501)575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Planning Commission
FROM: Shelli Rushing,Associate Planner
THRU: Tim Conklin, City Planner
DATE: July 8,2002
ADM 01-19.00 Administrative Item (Parking Ordinance Amendments) to revise Section
§172.01 Off-Street Parking Lot Design Requirements of the City of Fayetteville Unified
Development Ordinance to provide a method for reducing off-street parking requirements for
properties that share a common parking facility and to revise parking ratios for certain uses.
BACKGROUND
On June 20, 2001, Laura Kelly submitted a proposed shared parking ordinance to the Planning
Division. She then established a subcommittee with members of the Downtown Dickson
Enhancement Project, Inc. to discuss the proposed ordinance. On November 13, 2001,the
Downtown Dickson Enhancement Project, Inc.submitted a letter to the Planning Division
expressing support for the revised proposal. On March 12, 2002, Ms. Kelly and the Planning
Division staff discussed and revised the proposed ordinance.
The proposed shared parking ordinance was presented to Planning Commission at the March 25,
2002 Planning Commission meeting. The item was tabled for further study. Staff,the applicant
Laura Kelly, and members of the Planning Commission revised the proposed ordinance and are
now presenting it to Planning Commission. Staff mailed a copy of the proposed ordinance to the
Planning Commission on May 30, 2002 to allow adequate time for review.
On June 3, 2002, City Attorney Kit Williams distributed a memo suggesting that the shared
parking ordinance not go forward until the parking ratios are revised. Staff has researched
parking ratios and is recommending changes based on this research. The ordinance mailed to the
Planning Commission on May 30, 2002 has been revised to propose new parking ratios. The
portion regarding shared parking has not changed.
RECOMMENDATION
Forward the revised off-street.parking ordinance to the City Council.
Planning Commission
July 8,•2002
ADM01-19 Off-Street Parking
H.I USERSICOMMONISHELLAREPORTSIPCUD 01-19 SHARED PARKING ORDINANCEIREPORTSLSTAFF REPORT 6-20.DOPwge 2.1
FINDINGS
Shared Parking
Different land uses incorporated within one development may have different peak demands for
parking. The proposed shared parking ordinance will allow developers to voluntarily reduce the
supply of parking in these circumstances. Developers who choose to utilize this option may
reduce the amount of impervious surface,reduce the cost of parking lot construction, and
increase the amount of developable area.
The proposed ordinance enhances the City's current Off-Street Parking Lot Design Standards by
adding a mechanism to reduce required parking when it can be proven that the overall demand
for parking will be actually reduced by the varying peak demand. The proposed ordinance is
based on the principles provided in various guidelines and books regarding parking
requirements.
There are two main elements of the shared parking ordinance.
• The first element is shared parking between developments. In these cases, uses that have
non-conflicting demands, such as a church and a bank, may share parking facilities if
they complete a shared parking agreement. This element is part of the current parking lot
ordinance.
• The second element is reduced parking within mixed use developments.In these
instances, an applicant can use Table 4 Parking Occupancy Rates of the ordinance to
calculate a reduction in parking. The steps for calculating the reduction are provided.
Staff has created a worksheet that provides a step by step method for calculating the reduction. A
copy of the worksheet is attached.
Sources:
• Shared Parking Planning Guidelines,by Institute of Traffic Engineers(ITE)Technical Committee.
Published by ITE,Washington,D.C., 1995.
• Shared Parking,by Barton-Aschman Associates.Published by the Urban Land Institute(www.uli.org),
1982.
• Flexible Parking Requirements,Thomas P. Smith.Published by the American Planning Association,report
#377,(www.nlanning.org), 1983.
Parking Policy Evaluation,Evaluating Parking Options, Costs,Pricing and Revenue-by Tood Litman.
Published by the Victoria Transport Policy Institute(www.ytpi.org).
• Parking Solutions,A Comprehensive Menu of Solutions to Parking Problems,by Todd Litman.Published
by the Victoria Transport Policy Institute(www.vtpi.org).
• The Trouble With Minimum Parking Requirements,by Donald C. Shoup.Published by the Victoria
Transport Policy Institute(www.vtpi.org), 1999.
• Transportation Demand Management Status Report:Parking Pricing,prepared by K.T.Analytics,Inc.,
Frederick,Maryland, for U.S.Department of Transportation's Federal Transit Administration.
Planning Commission
July 8, 2002
ADMOI-19 Off-Street Parking
H.I USERSICOMMONISHELLIIREPORTSIPCIAD 01-19 SHARED PARKING ORDINANCEIREPORISISTAFFREPORT 6-20.DMge 2.2
Parking Ratios
Staff research included(1) a review of conditional use permits requesting an increase in the
number of parking spaces permitted by ordinance; (2)reference to three books with parking ratio
data and parking demand data(Off-Street Parking Requirements, David Bergman, 1991;
Parking, Robert A. Weant& Herbert S. Levinson, 1990; and The Dimensions of Parking, Urban
Land Institute &the National Parking Association, 1993), and (3) a comparison of Fayetteville's
current ratios with those of other Arkansas cities and other college towns of similar size.
Research suggests that parking ratios for certain uses are inadequate to meet the needs of those
uses. Only one city,Fort Collins had a provision regarding maximum parking spaces,which was
20 percent of the required allowed as long as landscaping is also increased by 20 percent.
Parking ratios for the following uses should be revised based on these findings.
Bank: No requirements provided at this time. The city uses the sales office standard of 1
parking space per 200 square feet. Other cities studied calculate spaces using
square feet and employees.
Child Care: Other cities studied calculate child care based on employees and students.
Churches: Applicants have requested conditional uses for additional parking spaces for
churches. For example, St. Joseph Church was approved for an additional 113
spaces. However, 1 parking space per 4 seats appears to be common in other
parking space requirements.
Community
Centers: Other cities studied calculate spaces by square feet, not seats.
Dance Halls: Applicants have requested conditional uses for additional parking spaces for
dance halls. 1 parking space per 100 square feet appears to be common in other
parking space requirements.
Funeral No regulations provided at this time. Most cities studied base calculations on
Homes: seats, employees and company vehicles.
Gas Service Most cities studied calculate spaces required by square feet of building or number
Stations: of employees, not per service bay. Other cities also have different parking ratios
for automobile service stations and fuel sales.
Hotels/ 1 parking space per guest room is common. Other cities have requirements for
Motels: uses accessory to the hotel, such as meeting rooms, restaurants and lounges.
Restaurants: Applicants have made many requests for conditional uses for additional parking
spaces for restaurants. Recent conditional use requests for additional parking
spaces include Guido's in 2002 (90 spaces permitted, 104 spaces approved),
Golden.Corral in 2001 (62 permitted, 152 spaces approved), JD China in 2000 (37
spaces permitted, 57 spaces approved), Olive Garden in 2002 (49 spaces
permitted, 151 spaces approved), and McAlister's in 2002 (22 spaces permitted,
55 spaces approved). Table 1 shows restaurant parking ratios of Fayetteville
restaurants, comparing what is allowed by ordinance and what is calculated using
the formula of 1 space per number of seats. Planning commission
July 8, 2002
ADM01-19 Off-Street Parking
H.IUSERSICOMMOWHELLRREPORTSIPCI9D 01-19 SHARED PARKING ORDINANCEIREPORTSI STAFFREPORT 6-20.Dorage 2.3