HomeMy WebLinkAbout2008-0714 PECMEMBERS PRESENT
Rollie Kjesbo
David Viele
Michael Kurz
Scott Proper
Susie Tjossem
PLANNING AND ENVIRONMENTAL COMMISSION
July 14, 2008
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS ABSENT
Bill Pierce
Sarah Robinson-Paladino
Site Visits:
1. Evergreen — 250 South Frontage Road West
2
3
30 Minutes
A request for a recommendation to the Vail Town Council on a proposed major amendment to
Special Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special
Development District, Vail Town Code, to allow for the enclosure of a pedestrian pathway
through the southwest wing of the approved structure and creation of commercial square
footage; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting
forth details in regard thereto. (PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
ACTION:
MOTION: SECOND: VOTE:
75 Minutes
A request for a work session for review of a major exterior alteration, pursuant to Section 12-7H-
7, Exterior Alterations or Modifications; and requests for conditional use permits, pursuant to
Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden Level; Section 12-7H-3,
Permitted and Conditional Uses, First Floor or Street Level; 12-7H-4, Permitted and Conditional
Uses; Second Floor and Above, Vail Town Code, to allow for the redevelopment of the
Evergreen Lodge, with dwelling units, accommodation units, employee housing units, conference
facilities and meeting rooms on the basement level, multi-family dwelling units on the first floor,
and an eating and drinking establishment on the second floor, located at 250 South Frontage
Road West/Lot 2, Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
ACTION:
MOTION: SECOND: VOTE:
15 Minutes
A request for a recommendation to the Vail Town Council to review the Vail Land Use Plan map,
pursuant to Section 8-3, Vail Land use Plan to allow for a change in the land use designation
from Community Office to Lionshead Redevelopment Master Plan for properties known as
"Cascade Crossing" and "Vail Professional Building" (Future "Ever Vail"), located at 953 and
1031 South Frontage Road West/unplatted (A complete legal description is available for
inspection at the Town of Vail Community Development Department), and setting forth details in
regard thereto. (PEC080036)
Applicant: Town of Vail
Planner: Nicole Peterson
ACTION:
MOTION: SECOND: VOTE:
Page 1
30 Minutes
4. A request for a work session for prescribed regulations amendments to Section 14-10-7, Outdoor
Lighting, Vail Town Code, to allow for amendments to the outdoor lighting standards, and setting
forth details in regard thereto. (PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION:
MOTION: SECOND: VOTE:
5 Minutes
5. A request for work session for a major exterior alteration, pursuant to Section 12-7B-7, Exterior
Alterations or Modifications, a request for a conditional use permit pursuant to Section 12-7B-5,
Permitted and Conditional Uses; Above Second Floor, a request for variances from Section 12-
7B-15, Site Coverage, and Section 12-7B-16, Landscaping and Site Development, pursuant to
Chapter 12-17, Variances, and a request for amendments to an adopted view corridor pursuant
to Section 12-22-5, Amendments, and Section 12-22-6, Encroachments into Existing View
Corridors, Vail Town Code, to allow for the re-development of the Clock Tower Building (Gorsuch
Ltd. Building) to include three floors of above grade structure, a new clock tower, and an eating
and drinking establishment above the second floor, located at 263 East Gore Creek Drive/Lots D
and E, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC070025)
Applicant: Gorsuch Ltd. and John P. McBride, represented by Resort Design Associates
Planner: Scot Hunn
ACTION: Table to August 25 2008
MOTION: SECOND: VOTE:
5 Minutes
6. A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional
Uses, Vail Town Code, to allow for public utilities installations, located at 145 North Frontage
Road West, Lot 1, Middle Creek Subdivision and setting forth details in regard thereto.
(PEC080031)
Applicant: Cricket Communications Inc., represented by Mike Sharlow
Planner: Nicole Peterson
ACTION: Withdrawn
7. Approval of June 23, 2008 minutes
MOTION: SECOND: VOTE:
8. Information Update
9. Adjournment
MOTION: SECOND: VOTE:
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the public hearing in the
Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published July 11, 2008, in the Vail Daily.
Page 2
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: July 14, 2008
SUBJECT: A request for a recommendation to the Vail Town Council on a proposed major
amendmentto Special Development District No. 39, Crossroads, pursuanttoArticle
12-9(A), Special Development District, Vail Town Code, to allow for the enclosure of
a pedestrian pathway through the southwest wing of the approved structure and
creation of commercial square footage; located at 141 and 143 Meadow Drive/Lot P,
Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
(PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
SUMMARY
The applicant, Solaris LLC, represented by Mauriello Planning Group, LLC, are requesting a
recommendation to the Vail Town Council on a proposed major amendment to Special
Development District No. 39, Crossroads, pursuantto Article 12-9(A), Special Development
District, Vail Town Code, to allow for the enclosure of a pedestrian pathway through the
southwest wing of the approved structure and creation of commercial square footage;
located at 141 and 143 Meadow Drive.
Upon review of the applicable elements of the Town's planning documents and adopted
criteria for review, the Community Development Department is recommending the Planning
and Environmental Commission forwards a recommendation of denial of the applicanYs
request for a major amendment to Special development District (SDD) No. 39, Crossroads,
to the Vail Town Council. A complete summary of our review is provided in Section VIII of
this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicants, Solaris LLC, represented by Mauriello Planning Group, LLC, are requesting
a recommendation to the Vail Town Council on a proposed major amendment to Special
Development District No. 39, Crossroads, pursuant to Article 12-9(A), Special Development
District, Vail Town Code, to allow for an increase in the amount of commercial/retail square
foot within the Solaris development by enclosing the tunnel which has been approved
through the southwest wing of the structure connecting the Solaris Plaza to the pedestrian
network within the Vail Village Inn.
Special Development District No. 39, Crossroads, was established bythe Town Council on
the recommendation of the Planning and Environmental Commission on March 21, 2006 to
facilitate the redevelopment of the existing Crossroads site, located at 141 and 143 Meadow
Drive/Lot P, Block 5D, Vail Village Filing 1. According to the Official Town of Vail Zoning
Map, the proposed development site is located in the Commercial Service Center (CSC)
zone district. As such, development on the site shall be governed bythe regulations outlined
in Article 7E, Commercial Service Center (CSC) District, Title 12, Zoning Regulations, Vail
Town Code.
The key elements of the proposed major amendment to SDD No. 39, Crossroads, include:
• An increase in commercial space from 45,160 square feet to 45,893 square feet of
new retail and restaurant (does not include theater and bowling alley area) space at
the pedestrian level and one floor above surrounding the public plaza;
• An increase in the number of provided deed restricted employee housing units from
22 to 23 beds;
• An increase to the number of required parking spaces by 2 spaces to a total of 220
spaces leaving 81 remaining for the private parking club.
A reduced copy of the floor plans depicting the approved first floor retail plan and the
proposed plan with the tunnel converted to retail, have been attached for reference
(Attachment A). A copy of the text detailing the application entitled Application for an
Amendment to Special Development District No, 39, Crossroads, to Allow forthe Enclosure
of a Tunnel dated June 2008, is attached for reference (Attachment B). Staff has attached
correspondence received by neighboring properties owners regarding this application
(Attachment C).
III. BACKGROUND
• This property was annexed into the Town of Vail by Court order on August 26, 1966,
as a part of the Original Town of Vail.
• The existing Crossroads was developed in the 1970's as a mixed use development
which has changed little since.
• The Crossroads property is one of three properties zoned Commercial Service
Center. The other two properties are the Gateway Building and the WestStar Bank
Building, both of which are Special Development Districts.
• On January 3, 2006, Staff went before the Town Council to discuss two options
regarding the review ofthe proposed Crossroads development. Staff recommended
that the option of looking at potential amendments and updates to the Commercial
Service Center zone district and Vail Village Master Plan was the appropriate course
of action. At that meeting the Town Council voted 5-2-0 (Logan and Slifer opposed)
to proceed forward with the Special Development District review process and to not
take a look at amending the Commercial Service Centerzone district and Vail Village
Master Plan. In addition, they affirmed four assumptions staff has made in the
previous review of the project.
• On January 9, 2006, the Commission held a work session to discuss the need for
any additional material otherthan that submitted to aid in the review of the proposed
Crossroads redevelopment. The Planning Department Staff recommended that a
physical model which included adjacent properties to the Crossroads site be
submitted to aid in the review and understanding of the project. The Commission
found no physical model of adjacent properties and that no other additional
information was required in orderto reviewthe proposal. One memberdid suggest a
desire to have some demonstration of height of the proposed structure on site or in
the vicinity.
• On January 23, 2006, the Planning and Environmental Commission voted 5-2-0
(Viele and Lamb opposed) to forward a recommendation of approval of SDD No. 39,
Crossroads, to the Vail Town Council. The Planning and Environmental
Commission voted 7-0-0 to approve the conditional use permits for a major arcade; a
theater; meeting rooms, and convention facilities; multiple-familydwellings; a private
club (parking club); a bowling alley; and the outdoor operation of an accessory use
(ice skating rink).
• On March 21, 2006, the Town Council on second reading of Ordinance 5, Series of
2006, voted 4-3-0 (Slifer, Foley, and Logan opposed) to approve the adoption of
SDD No. 39, Crossroads.
• On February 26, 2007, the Planning and Environmental Commission recommended
approval of a major amendment to SDD No. 39, Crossroads, to increase the number
of dwelling units from 69 to 75. In addition an amendment to the Conditional Use
Permit to allow for an increase in the number of dwelling units from 69 to 75 and a
decrease in the number of parking spaces in the private parking club was decreased
to 84 spaces was approved. Town Council adopted these amendments through the
approval of Ordinance No. 10, Series of 2007.
• On January 11, 2008, the Planning and Environmental Commission upheld the staff
approval of a minor amendment to SDD No. 39, Crossroads, to allow for the
relocation of the loading and delivery entrance door approximately 15 feet to the
west of its approved location.
IV. ROLES OF REVIEWING BOARDS
Major Amendment to a Special Development District
Order of Review: Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for compliance of proposed buildings and site planning,
and final approval by the Town Council.
Planninq and Environmental Commission:
The PEC shall review the proposal for and make a recommendation to the Town Council
based upon the findings made on the criteria located in Chapter 12-9A, Special
Development District, Vail Town Code.
Desiqn Review Board:
The DRB has no review authority on a SDD proposal, but must review any accompanying
DRB application. The DRB review of an SDD prior to Town Council approval is purely
advisory in nature.
Sta ff:
The staff is responsible for ensuring that all submittal requirements are provided and plans
conform to the technical requirements of the Zoning Regulations. The staff also advises the
applicant as to compliance with the design guidelines.
Staff provides a staff inemo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
The Town Council takes into consideration the PEC's recommendation when reviewing an
application for a special development district and is responsible for final approval/denial of
an SDD. The Town Council shall review the proposal and approve/approve with
conditions/deny the application based upon the findings made on the criteria located in
Chapter 12-9A, Special Development District, Vail Town Code.
V. APPLICABLE PLANNING DOCUMENTS
Vail Villaqe Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned and
designed as a whole. It is intended to guide the Town in developing land use laws and
policies for coordinating development by the public and private sectors in Vail Village and in
implementing community goals for public improvements. It is intended to result in
ordinances and policies that will preserve and improve the unified and attractive appearance
of Vail Village. Most importantly, this Master Plan shall serve as a guide to the staff, review
boards, and Town Council in analyzing future proposals fordevelopment in Vail Village and
in legislating effective ordinances to deal with such development. Furthermore, the Master
Plan provides a clearly stated set of goals and objectives outlining how the Village will grow
in the future.
Goals for Vail Village are summarized in six major goal statements. While there is a certain
amount of overlap between these six goals, each focuses on a particular aspect of the
Village and the community as a whole. The goal statements are designed to establish a
framework, or direction, for the future growth of the Village. A series of objectives outline
specific steps that can be taken toward achieving each stated goal. Policy statements have
been developed to guide the Town's decision-making in achieving each of the stated
objectives, whether it be through the review of private sector development proposals or in
implementing capital improvement projects.
The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and
Town Council in analyzing future proposals for development in Vail Village and in legislating
effective ordinances to deal with such development. The most significant elements of the
Master Plan are the goals, objectives, policies and action steps. They are the working tools
of the Master Plan. They establish the broad framework and vision, but also layout the
specific policies and action steps that will be used to implement the Plan.
Specific Sub- Area Details found in the Vail Village Master Plan which apply to the Solaris
development site.
Mixed Use Sub Area (#1)
The Mixed-Use sub-area is a prominent activity center for Vail Village. It is
distinguished from the Village core by the larger scale buildings and by the limited
auto traffic along East Meadow Drive. Comprised of five major development
projects, this sub-area is characterized by a mixture of residential/lodging and
commercial activity.
There is a great deal of potential for improvements to both public and private facilities
in the area. Among these is the opportunity to develop gateway entries to the Village
at the 4-way stop and at the intersection of Vail Road and Meadow Drive. It is a/so a
long term goal to strengthen the connection between this area and the Village core
area by reinforcing the established pedestrian linkages. Pedestrianization in this area
may benefit from the development of retail infill with associated pedestrian
improvements along East Meadow Drive and the development of public access to
Gore Creek.
A significant increase in the Village's overnight bed base will occur in this sub-area
with the development of the final phase of the Vail Village Inn project. In addition,
commercial and residential/lodging development potential is identified in sub-area
concepts 3, 4, 6, and 8. The completion of these projects will essentially leave the
sub-area "built out".
#1-6 Crossroads Infill
Commercial infill over new underground parking lot in conjunction with a
large public plaza with greenspace area (existing and new parking demand
to be provided on site). While configuration ofinfill may be done a numberof
ways, it is the overall intent to replace existing surface parking with
pedestrian corridors into a commercial area, as well as to provide a strong
building edge on Meadow Drive and streetscape improvements.
Improvements of the planted buffer adjacent to the Frontage Road is a/so
important. Relocation of the loading and delivery functions and entry to
parking structure is strongly encouraged to reduce traffic on Meadow Drive.
Potential to improve fire access also exists in the redevelopment scheme.
Special emphasis on 2.4, 2.5, 2.6, 3.1, 4.1, 5.1, 6.1, and 6.2.
Town of Vail Zoninq Requlations
Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We
believe the following code sections are relevant to the review of the applicanYs request:
Article E. Commercial Service Center (CSC) District (in part)
12-7E-1: Purpose:
The Commercial Service Center District is intended to provide sites for general shopping
and commercial facilities serving the Town, together with limited multiple-family dwelling and
lodge uses as may be appropriate without interfering with the basic commercial functions of
the District. The Commercial Service Center District is intended to ensure adequate light, air,
open space, and other amenities appropriate to permitted types ofbuildings and uses, and
to maintain a convenient shopping center environment for permitted commercial uses.
Article 12-9A: Special Development (SDD) District (in part)
Section 12-9A-1: Purpose:
The purpose of the special development district is to encouraqe flexibility and creativity in
the development ofland in order to promote its most appropriate use; to improve the desipn
character and puality of the new development with the town; to facilitate the adepuate and
economical provision of streets and utilities; to preserve the natural and scenic features of
open space areas; and to further the overall poa/s of the community as stated in the Vail
comprehensive plan. An approved development plan for a special development district, in
conjunction with the property's underlying zone district, shall establish the requirements for
guiding development and uses of property included in the special development district. The
special development district does not apply to and is not available in the following zone
districts: Hillside residential, single-family, duplex, primary/secondary. The elements of the
development plan shall be as outlined in section 12-9A-6 of this article.
VI. ZONING ANALYSIS
According to the application information provided by the applicant, staff has performed an
analysis of the proposal in relation to the requirements of the Vail Code. The deviations to
the prescribed development standards are shown in bold text in the table below.
The following is the zoning analysis of the currently approved development parameters for
SDD No. 39, Crossroads. The deviations to the prescribed development standards are
shown in bold text in the table below.
Development Standard
Lot Area:
Buildable Area:
Setbacks:
Front (Frontage Road)
West Side:
East Side:
Front (Meadow Drive):
Building Height:
Density:
GRFA:
Site Coverage:
Allowed Proposed
20,000 sq. ft. 115,129 sq. ft. (2.643 acres)
115,129 sq. ft.
20' 0' to 19'
20' 2' (loading dock) to 25'
20' 0' to 25'
20' 0' to 150'
38' 99.9 ft.
18 units/acre 28.4 units /acre
47.5 D.U.s 75 D.U.s
46,051.6 sq. ft. 198,859 sq. ft.
(40%) (172.7%)
86,346.8 sq. ft. 107,772 sq. ft.
(75%) (93.6%)
Landscape Area: Total 23,025.8 sq. ft. 43,316 sq. ft.
(20% total site) (37.6% total site)
Minimum Softscape of total permitted
18,420.6 sq. ft. 13,433 sq. ft.
(80%) (31.0%)
Maximum Hardscape of total permitted
4,605.1 sq. ft. 29,078 sq. ft.
(20%) (67.1 %)
Parking:
220 spaces 301 spaces
(81 surplus spaces proposed to be in
private parking club)
VII. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: CDOT ROW None
South: Mixed Use Commercial Core II District/Public
Accommodation
East: Public Parking General Use District
West: Mixed Use SDD No. 6
VIII. THE SPECIAL DEVELOPMENT DISTRICT MAJOR AMENDMENT REVIEW PROCESS
Chapter 12-9 of the Town Code provides for the review of a major amendment to an
established special development districts in the Town of Vail. According to Section 12-9A-1,
the purpose of a special development district is,
"To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use; to improve the design character and quality of the
new development within the Town; to facilitate the adequate and economical
provision of streets and utilities; to preserve the natural and scenic features of open
space areas; and to further the overall goals of the community as stated in the Vail
Comprehensive Plan. An approved development plan for a Special Development
District, in conjunction with the property's underlying zone district, shall establish the
requirements for guiding development and uses of property included in the Special
Development District."
An approved development plan is the principal document in guiding the development, uses,
and activities of the Special Development District (SDD). The development plan shall
contain all relevant material and information necessaryto establish the parameters to which
the special development district shall adhere. The development plan may consist of, but not
be limited to: the approved site plan; floor plans, building sections, and elevations: vicinity
plan; parking plan; preliminary open space/landscape plan; densities; and permitted,
conditional, and accessory uses.
The Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of a major amendment to an established SDD. It shall be the burden
of the applicant to demonstrate that submittal material and the proposed development plan
complywith each of the following standards, or demonstrate that one or more ofthem is not
applicable, orthat a practical solution consistent with the public interest has been achieved.
The following is a staff analysis of the projecYs compliance with the nine SDD review criteria:
A. Consideration of Factors Reqardinq Special Development Districts:
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building
height, buffer zones, identity, character, visual integrity and orientation.
In a memorandum to the Planning and Environmental Commission dated January23, 2006,
staff discussed in detail the architectural design, scale, bulk, building height, buffer zones,
identity, character, visual integrity and orientation in great detail. As this proposal for a major
amendment to SDD No. 39, Crossroads, does not include any changes to the architectural
design, scale, bulk, building height, buffer zones, identity, character, visual integrity and
orientation of the approved structure staff has not included the discussion on these review
points. As stated previously the major amendment proposes to increase the amount of
commercial/retail space by 733 square feet and eliminate the approved pedestrian tunnel
connecting the Solaris public plaza to the Vail Village Inn. This change is accomplished
within the approved bulk, mass, and height of the structure. Staff believes the proposed
Solaris development complies with this criterion.
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the uses, activity, and density of the redeveloped Crossroads site
and its compatibility to surrounding uses and activities. The primary purpose of the
Commercial Service Center district is to provide for commercial uses. Staff believes that an
increase in the amount of commercial square footage is in keeping with the underlying
zoning of SDD No. 39, Crossroads.
Emplovee Housinq Requirements
In adopting amendments to SDD No. 39, Crossroads, through the approval of Ordinance No.
10, Series of 2007, the Town Council required the applicant to provide twenty-two (22)
employee beds. This requirement was put in place prior to the adoption of Chapter 23,
Commercial Linkage, and Chapter 24, Inclusionary Zoning, Vail Town Code, which clearly
defines the mitigation required of each project with regard to deed restricted employee
housing. As this amendment is occurring now the current regulations shall apply to this
amendment. Within the applicanYs attached document (Attachment B) on Page 11 there is
a calculation ofthe required housing mitigation generated bythe proposed amendment. The
increase in additional employee housing is less than a one. However; the applicant is
proposing to increase the number of deed restricted employee housing that will be provide
from 22 to 23 beds off-site.
Staff believes that the proposal does comply with this criterion.
C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of
the Vail Town Code.
As indicated in the Zoning Analysis outlined in Section VI of this memorandum, the total
number of required parking spaces for the Crossroads project is 220 spaces. The
applicants are proposing to provide a total of 301 spaces, all of which are to be provided in
the proposed underground parking structure. The 81 additional parking spaces proposed to
be constructed above and beyond that which is required are proposed to be placed in a
private parking club. The proposed subterranean parking structure permits a public plaza on
the surface which contains an ice skating rink.
The applicant has not proposed any changes to the compliant parking spaces orthe loading
and delivery facility associated with the project.
Staff believes that the application complies with this criterion.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
In a memorandumto the Planning and Environmental Commission dated January23, 2006,
staff discussed in detail the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan and how they applied to the Crossroads redevelopment. As
this proposal for a major amendment will affect the only the requirements and
recommendations ofthe Vail Comprehensive Plan, Town Policies, and Urban Design Plan
with regarding to pedestrian circulation Staff will focus on those aspects.
Vail Villaqe Master Plan
As noted on page 35 of the Master Plan,
"It is important to note that the likelihood of project approval will be greatest forthose
proposals that can fully comply with the Vail Village Master Plan. "
Staff believes the following goals specifically apply to this amendment request. Staff has
included the following excerpts of the Vail Village Master Plan to aid in the Planning and
Environmental Commission's review of the project.
"V. GOALS, OBJECTNES, POLICIES AND ACTION STEPS
Goals for Vail Village are summarized in six major goal statements. While there is a
certain amount of overlap between these six goals, each focuses on a particular
aspect of the Village and the community as a whole. The goal statements are
designed to establish a framework, or direction, for the future growth of the Village.
A series of objectives outline specific steps that can be taken toward achieving each
stated goal. Policy statements have been developed to guide the Town's decision-
making in achieving each of the stated objectives, whether it be through the review
of private sector development proposals or in implementing capital improvement
projects. Finally, action steps are suggested as immediate follow-up actions
necessary to implement the goals of this Plan.
The Vail Village Master Plan's objectives and policy statements address key issues
relative to growth and development. These statements establish much ofthe context
within which future development proposals are evaluated. In implementing the Plan,
the objectives and policies are used in conjunction with a numberofgraphic planning
elements that together comprise this Plan. While the objectives and policies
establish a general framework, the graphic plans provide more specific direction
regarding public improvements or development potential on a particular piece of
pro perty. "
"GOAL #3: TO RECOGNIZE AS A TOP PRIOTITY THE ENHANCEMENT OF
THE WALKING EXPERIENCE THROUGHOUT THE VILLAGE (in part)
3.1 Obiective:
Physically improve the existing pedestrian ways by landscaping
and other improvements.
3.2 Obiective:
Minimize the amount of vehicular traffic in the Village to the greatest extent
possible.
3.3 Obiective:
Encourage a wide variety of activities, events., and street life along
pedestrian ways and plazas.
3.4 Obiective:
Develop additional sidewalks, pedestrian-only walkways and accessible
green space areas, including pocket parks and stream access."
The following text and image from the Vail Village Master Plan applies to the Solaris
development regarding pedestrian circulation throughout the Village. Staff has attached the
Parking and Circulation Plan map from the plan (Attachment D)
"PARKING AND CIRCULATION PLAN
The Parking and Circulation Plan recognizes the established pattern of parking and
circulation throughout Vail Village. The parking and circulation system is an
important element in maintaining the pedestrianized character of the Village. This is
accomplished by limiting vehicular access at strategic points, while allowing for
necessary operations such as bus service, loading/delivery and emergency vehicle
access.
The Town's bus system is crucial to controlling and limiting vehicular access to Vail
Village. The bus system greatly reduces the reliance on private automobiles,
resulting in a reduction of vehicular traffic in the Village's pedestrianized areas.
Aesthetic, as well as functional considerations are important to the Village's
circulation system. A long standing goal for the Village has been to improve the
pedestrian experience through the development of a continuous network of
paths and walkways. As a result, the irregular street pattern in the Village has
been enhanced with, numerous pedestrian connections linking "plazas with
greenspace" and other forms of open space. Located in and along this network
are most of the Village's retail and entertainment activities. While the majority of the
circulation system within the Village is in place, a numberofmajorimprovements are
proposed to reinforce and increase existing pedestrian connections, facilitate access
to public land along stream tracts, and further reduce vehicular activity in the core
area."
When the Vail Village Master Plan was adopted there was great attention given to the need
to continue the successes of Vail Village and to improve on the downfalls. One of those
areas of success in need of strengthening as the Town moved forward was the continuation
of the linkage of the pedestrian network. The Vail Village Master Plan discusses and
illustrates that there is a need to include an intricate system of pedestrian connections
between properties. The reason forthe intricate pedestrian network is to turn a guesYs visit
to Vail from an event to an experience. The interconnected network of pedestrian paths
allows for guests and locals to navigate as freely as possible with no single development
being an "island" unto itself.
The applicant has stated to Staff that their desire to close the pedestrian path stems from
multiple constraints and desires. Several of those being as follows:
�
• To establish and create a certain experience and emotion for pedestrians
when approaching the Solaris retail experience.
• To address requirements of the International Building Code for use
separation flanking the tunnel.
• To address the desired experience of the tunnel from what was envision and
that which the Building Code is requiring.
• To increase the revenue generating square footage of the project thus
contributing to the tax base for the Town.
• A change in the location to the entrance of the theaters, thus removing the
primary activity generator for the theater.
• Beliefthat the tunnel will be underutilized by pedestrians due to the route and
destination of the tunnel.
Staff has had an extensive conversation with Building Department representatives regarding
the requirements of the Building Code with regard to this tunnel. The applicant had
expressed to Staffthat the Building Code was significantly constraining the original desire to
have the tunnel be an active and vibrant pass through. The conversation Staff has had with
the Building Department representatives concluded that there are numerous opportunities to
include large areas of glass penetrations within the tunnel and therefore not precluding the
use of substantial amounts of glass to allow visual penetrations into the retail and theater
that flank the tunnel. The applicant had identified that the Building Code was requiring the
amount of penetrations to be limited to such an extent that the tunnel would become a dark
and unpleasant experience. Staff does not believe this to be the case. Apparently with the
tunnel width being in excess of 10 feet wide the Building Code provides for a great amount
of flexibility with regard to the use of unrated window assemblies and if rated window
assemblies where utilized the options increase as too what can be done within the tunnel.
In response to Staff's concerns the applicant has suggested that they would agree to the
establishment and recording of legal documents which would require the tunnel infill to be
put back into the project in the event the Vail Village Inn redeveloped. Staff believes that
while this solution would work if the intent was solelyto prepare forthe future redevelopment
of Vail Village Inn; however, there is a need for the connection in the present, not just in the
future. There are multiple commercial establishments located within Vail Village Inn not
fronting East Meadow Drive.
While staff can appreciate the reasons forwhy the applicant would like to remove the tunnel
from the project, Staff does not believe the reasons suggested for removal outweigh the
reasons to keep the tunnel. Staff believes those reasons include:
• Continuation of the connectivity of the pedestrian network in the Village;
• Betterment of the pedestrian experience in navigating through the Village;
• The creation of a fabric between projects eliminating "islands";
• Increased circulation opportunities during special events in the Solaris plaza; and
• Creation of additional retail opportunities and successes between Vail Village Inn
and Solaris.
As discussed in this section of the memorandum, staff does not believe that the application
complies with all the goals and objectives of the Vail Village Master Plan.
�
E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
According to the Official Town of Vail Geologic Hazard Maps, the Crossroads development
site is not located in any geologically sensitive areas. Staff believes that the application
complies with this criterion.
F. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
In a memorandum to the Planning and Environmental Commission dated January 23, 2006,
staff discussed in detail the site plan, building design and location and open space
provisions in great detail. As this proposal for a major amendment to SDD No. 39,
Crossroads, does not include any changes to the site plan, building design and location and
open space provisions of the approved structure staff has not included the discussion on
these review points.
Staff believes the proposal complies with this criterion.
G. A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
In a memorandumto the Planning and Environmental Commission dated January23, 2006,
staff discussed in detail the vehicular and pedestrian on and off-site circulation. To address
the impacts of off-site vehicular trips the Solaris development will be assessed $6,500 for
each additional trip generated in the peak hour.
Previously the Town has identified that the Solaris development was in compliance with all
the recommendations for pedestrian circulation both on and off-site. Staff believes that the
proposed amendment to infill the pedestrian tunnel negatively affects the pedestrian
circulation both on and off-site.
Staff does not believe the proposed amendments comply fully with all elements of this
criterion.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
In a memorandumto the Planning and Environmental Commission dated January23, 2006,
staff discussed in detail the aesthetic landscaping and open space to optimize and preserve
natural features, recreation, views and function in great detail. As this proposal for a major
amendment to SDD No. 39, Crossroads, does not include any changes to the site plan,
building design and location and open space provisions of the approved structure staff has
not included the discussion on these review points.
Staff believes the proposal complies with this criterion.
I. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district.
12
The applicant is proposing to construct the project in one phase and a subdivision of the
property will be necessary to facilitate the development of the Crossroads project.
IX. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of denial to the Vail Town
Council on a proposed major amendment to Special Development District No. 39,
Crossroads, pursuant to Article 12-9(A), Special Development District, Vail Town Code, , to
allow forthe enclosure of a pedestrian pathway through the southwest wing ofthe approved
structure and creation of commercial square footage; located at 141 and 143 Meadow
Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.
Staff's recommendation is based upon a review of the criteria and findings as outlined in this
memorandum and from the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a recommendation
of denial, staff recommends that the following findings be made as part of the motion:
Special Development District No. 39, Crossroads
"That the proposal to amend Special Development District No. 39, Crossroads, does
not comply with all the nine design criteria outlined in Section 12-9A-8 of the Vail
Town Code. Furthermore, the applicant has not demonstrated to the satisfaction of
the Commission, based upon the testimony and evidence presented during the
public hearing, that the deviation requested from the Vail Comprehensive Plan are
outweighed by the public benefits provided. Lastly, the Commission finds that the
request is not consistent with the development goals and objectives of the Town."
X. ATTACHMENTS
A. Reduce plans of the currently approved first floor of retail and the proposed tunnel
infill
B. Application for a Maior Amendment to Special Development District No, 39,
Crossroads, and an amendment to the Conditional Use Permit forthe Private Parkinq
Club Dated February 15, 2007
C. Letters from adjacent property owners
D. Copy of the Parking and Circulation exhibit found in the Vail Village Master Plan
E. Public Notification
13
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Application for an Amendment to
Special Development District
No. 39, Crossroads, to Allow for the
Enclosure of a Tunnel
,June 2008
Submitted by
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Mauriello Planning Group
Attachment B
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Owner and Consultant Directory
Owner/Applicant:
Peter Knobel
Solaris
221 1 Norfh Frontage Road
Suite A
Vail, Colorado 81657
Planning
Mauriello Planning Group, LLC
PO Box 1 127
Avon, CO 81620
970-748-0920
Design Architect
Barnes Coy Architects
PO Box 763
Bridgehampton, NY 1 1932
631-537-3555
Production Architect
Davis Partnership
0225 Main Street, Unit C101
Edwards, CO 81632
970-926-8960
I. Description of Request
Ordinance No. 5, Series of 2006, approved Special Development District No. 39, Crossroads
(Solaris), to facilitate the redevelopment of Crossroads. Solaris was approved for 69 dwelling units
and 5 attached accommodation units, totaling 199,830 sq. ft. of GRFA. Ordinance No. 10, Series
of 2007, approved an increase from 69 dwelling units to 75 dwelling units and increased the
employee housing requirement from 12 beds to 22 beds. Ordinance No. 21, Series of 2007,
again amended the Special Development District No. 39 to allow for 2 additional dwelling units.
At this time, the applicant is requesting an amendment to SDD 39 to allow for the enclosure of the
tunnel that leads through the Crossroads properfy to the Vail Village Inn property. This tunnel is
adiacent to the movie theaters and was previously designed as the entry into the theaters. However,
as the design for the movie theaters has been refined to incorporate the restaurant, the program
combination will be more successful with maximium exposure to the public plaza. In addition,
building code requirements have limited the potential to design the tunnel to be an open and inviting
space, instead forcing the design to be a 90 ft. long corridor with limited windows. There is still
direct and functional access along the west and south areas of the properfy along the retail frontage.
We are concerned that the approved tunnel will be more of a detriment to both Solaris and the Vail
Village Inn by being a cold and dark area. Enclosing this area allows for an additional 733 sq. ft.
of retai) uses, which we believe will be a benefit to the project and the Town by creating the
opportuniiy for more sales tax revenues. It allows for the retail adjacent to incorporate this area,
making it a more viable retail space. The neighbors are also in supporf of the proposal and have
written a letter to the Town in support (see aitached).
The additional commercial area generates a requirement for .35185 employees, based on the
commercial linkage requirements outlined in Chapter 23 of the Vail Town Code. The applicant is
proposing to increase the current housing requirement from the 22 beds required previously, to 23
beds.
There is no increase in GRFA with this application. No other changes to the project are being
proposed.
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Approved by
Ordinance 21,
Series of 2007
Tunnel as approved
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Solaris Amendmen�
June 2008
II. Application Process
The process for review of this application is a minor amendment, as indicated by the definitions of a
major amendment vs. a minor amendment below:
M�1fOR �1MENOMENT �PEC AND/OR COUNCIL REl/IEW�: Any proposal to change uses;
increase gross �esidential f/oor area; change the numbe� of dwelling or accommodation unifs;
modiiy, enlarge or expand any app�oved special deve%pmeni dist�ict (other than 'ininor
amendments" as defined in this section�, except as provided unde� section 12-75-4, 'lnte�ror
Conversions ; or 12-1 S-5, '%�dditional Gross Residential floor Area �250 O�dinance�; of fhls
title.
MINOR AMENDMENT �STAFF REl//EW�: Modifications to building plans, site or landscape
,nlans that do not alte� the basic intent and cha�acte� of the app�oved special deve%pment
disl�ict, and a�e consistent with the design c�ite�ia of this a�tide. Mino� amendments may
include, but not be limifed to, variations of not mo�e lhan fi�ve %et �5� fo app�oved sefbacks
and/or building footprints; changes lo landscape o� siie plans that do not adversely impact
pedest�ian o� vehicula� circula>ion Ih�oughout the special deve%pment dlstrict; or changes to
gross floo� o�ea �excluding residential usesJ of not mo�e thon five pe�cent (5%� of the approved
square footoge of �etail, o�ce, common o�eos ond othe� non�esidential floo� orea, except as
p�ovided under section 12-15-4, 'lnte�io� Conversions; o� 12-15-5, '�iddifional Gross
Residen>ial Floor Area (250 Ordinance�; of this title.
However, staff has determined that due to their concerns with compliance with the Vail Village
Master Plan (adopted in 1990), they are more comforfable with having the Planning and
Environmental Commission and Town Council review this application, and have instead declared it
to be a major amendment.
4
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III. Submittal Requirements
The following is a list of the submittal requirements for a major SDD amendment. We have indicated
the items that we have submitted with this amendment, and referenced the original submittal for items
that are not affected by the major amendment.
Fee Submitted
Stamped, addressed envelopes and a list of the property owners Submilted
ad'acent to the sub'ect ro e
Title Re orf Refer to the ori inal submittal — no chan e
Written a roval Submiited
A written statement addressing the following: Submitted
a. Describe the nature of the project to include information on
proposed uses, densities, nature of the development proposed,
contemplated ownership patterns and phasing plans.
b. A statement outlining how and where the proposed development
deviates from the development standards prescribed in the property's
underl in zone district.
A com lete zonin anal sis Refer to the ori inal submittal — no chan e
Stam ed To o ra hic Surve Refer to the ori inal submiltal — no chan e
Existin and Pro osed Site and Gradin Plans Refer to the ori inal submiital — no chan e
A Vicini Plan Refer to the ori inal submittal — no chan e
A Landsca e Plan Refer to the ori inal submittal — no chan e
A Roof Hei ht Plan Refer to the ori inal submittal — no chan e
Existin and Pro osed Architectural Elevations Refer to the ori inal submittal — no chan e
Existin and Pro osed Architectural Floor Plans Submitted
Sun/shade anal sis Refer to the ori inal submiital — no chan e
All lans must also be submitted in 8.5. x 1 1. reduced format. Submitted
An Architectural or massin model Refer to the ori inal submi»al — no chan e
Photo overla s Refer to the ori inal submittal — no chan e
Parkin needs assessment and vehicular circulation anal sis Submitted
An Environmental Im act Re orf Refer to the ori inal submittal — no chan e
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IV. Special Development District — Standards ond Criteria
"The purpose of the special deve%pmeni dist�ict is to encourage {/exibility and creativity in the
deve%pment of land in order io promoie its most app�op�iate use; to imp�ove lhe design character and
qualily of the new deve%pment with the Town; to facilitate the adequate and economical provision of
st�eets and utilities; to preseive the natural and scenic features oF open space a�eas; and to furthe� the
overallgoals of the communily as siated in the l/ail comp�ehensive plan. "
The following design criteria are used by the Town in the evaluation of a Special Development
District. The proposed Solaris redevelopment plan adequately addresses each of these criteria.
Below is a summary of how the project implements each of these criteria.
A. Compatibilily: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
Our Analysis:
The proposed Solaris redevelopment plan was designed to be compatible with the
mountain environment and the new trends in alpine architecture, and the Town of Vail
has found that the design is cornpatible and sensitive to the immediate environment,
neighborhood and adjacent properties. This �r000sed maior amendment to enclose
the 90 ft. long tunnel leads to a
design that is more sensitive to the
Vail Village Inn Phase III
Condominiums, who have
expressed concern about the
passageway previousiy. i ne
aftorney representing the
Association has submitted a letter in
supporf of this application. They
believe that enclosing the
passageway will reduce possible
negative impacts from the Solaris
development and are requesting
that the Town approve this
application as submitted.
B. Relationship: Uses, activity and densiiy which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
.�
Solaris Amendment
June 2008
Our Analysis:
This application does not change the approved uses, activities, or uses for the site.
However, we believe that the proposal improves the pedestrian experience and
maximizes the retail exposure. In addition, the adiacent property owner believes that
the proposal is an improvement over the previous design.
C. Parking and Loading: Compliance with parking and loading requirements as outlined
in Chapter 10 of this Title.
Our Anal�sis:
The proposed plan meets or exceeds all of the parking and loading standards found in
Chapter 10 of the Zoning Regulations. Below is a table documenting the parking
requirements for the proposed Solaris redevelopment. The proposed development plan
includes a total of 301 parking spaces to meet the parking requirements of the project
including the 81 space private parking club. This is an increase of 2 parking spaces
from the previous approval. As the garage design has been furfher refined, a total of
301 spaces have been provided, meeting the parking requirements of the uses on-site
and maintaining the conditional use permit approval of 81 parking spaces.
Amendment Pro osed:
Use # of Units/S . Ft. Code Ratios Total
Dwellin Units 77 1.4 107.8
Retail 34,583 0.0023 79.54
Theater seatin 3,059 0.006060606 18.539
Restaurant seatin 5,61 1 0.004 22.444
Bowlin 1,170 0.0023 2.691
Tota� 231.0 l 4
5% reduction 11 .55
219.46
Net Re uired Parkin (220)
Parkin Provided 301
81 .54
Parkin Club Parkin (81)
D. Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive
Plan, Town policies and urban design plans.
Our Analysis:
The Vail Village Master Plan was adopted by the Town of Vail on �anuary 16, 1990.
The plan states that the illustrative plans were a depiction of the existing conditions and
that "Only minor changes to established land use paltems are proposed. "
7
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As a result, a large portion of the Vail Village Master Plan is based on what was at the
time the current development paiterns with certain in-fill locations and development sites
identified. This is important to note, as the Parking and Circulation Plan (above) of the
Vail Village Master Plan is based on the circulation patterns in existence at the time (or
based on the original Vail Plaza Hotel approval) and does not reflect the pedestrian
circulation that exists today. This is furfher reflected in the sub-area plan for the Vail
Village Inn, which states:
Final phase of l/ail Vllage lnn project to ,be completed as established by the
deve%pment plan for SDD #6. Comme�cial deve%pment at ground level to
frame interior plaza wiin green space. Mass of buildings shall step up from
existing pedestrian scale along Meadow D�ive to 4-5 stories along the
FionPage Road. Design must be sensitive to maintaining view cor�ido� f�om 4-
way stop to Vail Mountain. ..��ng 37�.
The pedestrian path for the Vail
Plaza project as constructed does
not correspond to the path as
indicated in the Parking and
Circulation Plan, as the following
graphic indicates. The path, as it
was originally shown in the master
plan, does not follow the path
indicated and therefore indicates
that strict adherence to the Master
Plan graphic was not intended.
Below, the yellow indicates the
area of the path that was intended
but has already been eliminated
based on current buildings or
approvals. No link through the
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■ Pedestrian Circulation as proposed
Pedestrian links eliminated by previous approvals
Pedest�ian link re%cafed with this application
8
Solaris Amendment
June 2008
Vail Plaza Hotel was constructed. There is a sidewalk that runs behind La Bottega,
which then either joins East Meadow Drive, or travels up a stairway to join the plaza
area of the Vail Village Inn, adjacent to the pool at the Vail Plaza Hotel. This area is
an interesting mix of private and public uses, and there are limited commercial uses on
this plaza. The Parking and Circulation plan path then continues through the WI
plaza, and through the old Crossroads building. This was not a connection that was
used by most pedestrians. It required walking through the back parking lot of
Crossroads, through the relatively shorf passageway adjacent to the bank, across the
middle of the parking lot, up the stairs, through another short passageway, around
some shops, back down a set of stairs, and arriving at the intersection of Village
Center Road and East Meadow Drive. The connection was mediocre at best.
We believe that the passageway, largely due to the inabiliiy to have real retail
openings and windows, does not create an open and inviting passage through the
site and will complicate the pedestrian circulation pattern and short circuits the retail
experience. Instead, we believe that funneling pedestrians to the south, along the
vibrant plaza of shops, restaurants, and services, will be a more successful pedestrian
circulation pattern, in accordance with the intent of the Vail Village Master Plan. The
design of Solaris captures the most imporfant idea of the Vail Village Master Plan - the
idea of a large public plaza. The Vail Village Master Plan states the following in the
description of the Crossroad sub-area:
# 1-6 C�oss�oads lnfill
Comme�cial infill ove� new unde�ground pa�king lot in conjuncfion with a la�ge
public ,nlaza with greenspace area �exisfing and new parking demand to be
p�ovided on site�. While configu�afion of in�ll may be done in a va�ieJy of
ways, it is fhe overall intention to replace existing surface parking with
pedestrian co�rrdo�s in a commercial area, as well as fo p�ovide a strong
building edge on Meadow Drive and streetscape improvements. lmprovement
of the planted bu{{e� adjacent to the F�ontage Road is also importanf. ..
As proposed, the design of Solaris meets the intent of the Vail Village Master Plan.
E. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or
geologic hazards that affect the property on which the special development district is
proposed.
Our Analysis:
There are no natural or geologic hazards existing or mapped by the Town on the
Crossroads site.
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4
F. Design Features: Site plan, building design and location and open space provisions
designed to produce a functional development responsive and sensitive to natural
features, vegetation and overall aesthetic quality of the community.
Our Analysis:
This amendment application does not affect the above-mentioned criteria.
G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
Our Analysis:
The pedestrian improvements associated with this site are extensive. Pedestrian access
is provided on all adjacent roadways and between the WI project and the Solaris site,
as described above. The applicant is proposing a significant public plaza on the site
that will allow for pedestrian traffic and public gatherings. The proposed revision
maintains the character of existing pedestrian circulation and aligns with recent
approved modifications to the Master Plan suggested routes.
H. landscaping: Functional and aesthetic landscaping and op�.n space in order to
optimize and preserve natural features, recreation, views and function.
Our Analysis:
The proposed amendment does not impact the above-mentioned criteria.
Workable Plan: Phasing plan or subdivision plan that will maintoin a workable,
functional and efficient relationship throughout the development of the special
development district.
Our Analysis:
There is no change to the phasing plan with the proposed amendment.
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V. Employee Housing Plan
Solaris was approved prior to the newly adopted employee housing regulations. However,
the Town of Vail required a total of 22 employee beds to be provided with the project.
Because this current application falls under the new regulations, an employee housing plan is
provided for this amendment:
Commercial linkage requirement = 20% of net new employees generated
Increase in Retail sq ft from 33,850 to 34,583
= 733 sq ft inc�ease
733 sq ft / 1,000 x 2.4 employees = 1.7592
1 .7592 x 20% mitigation = .35184
_.35184 employees to be provided deed restricted employee housing
Section 12-23-6 provides the methods of mitigation for the commercial linkage requirements.
If a project is required to mitigate for more than 1.25 employees, half of the requirement must
be met on-site. As this amendment only requires mitigation for .35184 employees, there is no
on-site requirement for employee housing. As a result, the method of mitigation is at the sole
discretion of the applicant. In this case, the applicant has chosen to provide the requirement
off-site, in the same manner as the previous 22 beds that have been required. The applicant
is proposing to now provide 23 beds of employee housing. This clearly exceeds the .35 that
is required.
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6
VI.
Ad�acent Property Owners
VILLAGE INN PLAZA CONDOMINIUM ASSOCIATION
JOSEF STAUFER
100 E MEADOW DR #31
VAIL, CO 81657
VILLAGE INN PLAZA-PHASE V CONDOMINIUM
ASSOCIATION
100 EAST MEADOW DRIVE STE 31
VAIL, CO 81657
VILLAGE INN PLAZA CONDOMINIUM
ASSOCIATION
COLORADO REGISTRATION, INC.
880 HOMESTEAD DRIVE, NO. 25
EDWARDS, CO 81632
VILLAGE INN PLAZA-PHASE V CONDOMINIUM
ASSOCIATION
COLORADO REGISTRATION, INC
880 HOMESTEAD DRIVE NO. 25
EDWARDS, CO 81632
VILLAGE INN PLAZA PHASE V CONDOMINIUM
ASSOCIATION
COLORADO REGISTRATION, INC
PO BOX 666
VAIL, CO 81658
JOSEF STAUFER
P O BOX 666
VAIL, CO 81658
VAIL VILLAGE PLAZA CONDOMINIUM ASSOCIATION
143 E. MEADOW DRIVE NO. 360
C/O SLIFER MANAGEMENT CO
VAIL, CO 81657
VAIL VILLAGE PfAZA CONDOMINIUM ASSOCIATION
C/O ABPLANALP LAW OFFICE LLC
POST OFFICE BOX 2800
VAII, CO 81658
VAiL VILLAGE PLAZA CONDOMINIUM ASSOCIATION
SALLY HANLON
385 GORE CREEK DRNE- NO. R-2
VAIL, CO 81657
VAII DOVER ASSOCIATES LLC
4148 N ARCADIA DR
PHOENIX, AZ 85018
VAIL CORE CONDOMINIUM ASSOCIATION, INC
HELEN E. BIRD
P O BOX 5940
AVON, CO 81620
AUSTRIA HAUS CONDO ASSOC INC
20 VAII RD
VAIL, CO 81657
AUSTRIA HAUS CONDOMINIUM ASSOCIATION,
WC.
JOHN MILLS C/O SONNENALP HOTEL
20 VAII ROAD
VAIL, CO 81657
HIBBERD, FRED, JR
400 NW RIDGE RD
JACKSON, WY 83001
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
VILLAGE CENTER ASSOC
124 WILLOW BRIDGE RD
VAII, CO 81657
SONNENALP PROPERTIES INC
20 VAIL RD
VAIL, CO 81657
CDOT
4201 E. ARKANSAS AVENUE
DENVER, CO 80222
MAURIELLO PIANNING GROUP, LLC
POST OFFICE BOX 1 127
AVON, CO 81620
SOLARIS
221 1 NORTH FRONTAGE ROAD, SUITE A
VAII, CO 81657
ANN BISHOP
VAIL VILLAGE INN PHASE III ASSOC
PO BOX 820
VAII, CO 81658
KNOBEL CHILDRENS INVESTMENT TRUST 1996
392 Mlll CREEK CIR
VAII, CO 81657
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: July 14, 2008
SUBJECT: A request for a work session for review of a major exterior alteration, pursuant to Section
12-7H-7, Exterior Alterations or Modifications; and requests for conditional use permits,
pursuant to Section 12-7H-2, Permitted and Conditional Uses, Basement or Garden
Level; Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level; 12-
7H-4, Permitted and Conditional Uses; Second Floor and Above, Vail Town Code, to
allow for the redevelopment of the Evergreen Lodge, with dwelling units, accommodation
units, employee housing units, conference facilities and meeting rooms on the basement
level, multi-family dwelling units on the first floor, and an eating and drinking
establishment on the second floor, located at 250 South Frontage Road West/Lot 2,
Block 1, Vail Lionshead Filing 2. (PEC080033)
Applicant: HCT Development, represented by TJ Brink
Planner: Rachel Friede
INTRODUCTION
The applicant, HCT Development, represented by TJ Brink, has requested a work session
meeting with the Town of Vail Planning and Environmental Commission (PEC) to discuss the
proposal for the redevelopment of the Evergreen Lodge, located at 250 South Frontage Road
West. The purpose of this work session is to introduce the project and the development team,
discuss the development review process and the applicability of relevant portions of the Vail
Comprehensive Plan and Vail Town Code, and to outline next steps for the project.
The Commission is being asked to listen to the presentation and provide any feedback that is
appropriate at this time. Staff has not performed a formal review of the project at this time and
makes no representations of compliance of the project with the prescribed review criteria. Staff
will perform a thorough review of the project as it moves forward in the development review
process.
PROJECT DESCRIPTION
The key elements of the proposal to redevelop the Evergreen Hotel into The Fairmont Vail
include:
• The inclusion of 92 dwelling units and 128 accommodation units
• The provision of a front desk, lobby, lounge area, pool and hot tubs, restaurant and bar and
meeting/conference space
• The provision of 265 parking spaces in two below grade floors, 5 additional surface parking
spaces at the porte cochere, and a loading dock
A vicinity map (Attachment A) and a copy of the latest conceptual proposal from HCT
Development LLC dated July 14, 2008 (Attachment B), is attached for reference.
Backqround
The Evergreen Lodge, consisting of 128 hotel rooms and 19 dwelling units, was built in 1974.
On April 1, 1986, Special Development District #14 (Doubletree Hotel) was established by the
adoption of Ordinance No. 5, Series of 1986. SDD #14 was amended in 1989 and 1990 to
further clarify requirements for redevelopment. On September 6, 2005, the Vail Town Council
adopted Resolution No. 15, Series of 2005, which extended the Lionshead Redevelopment
Master Plan study area to include the Evergreen Lodge, and provided specific
recommendations for the redevelopment of the property. On December 20, 2005, the Vail Town
Council adopted Resolution No. 23, Series of 2005, adopting more specific recommendations
for the Evergreen Lodge redevelopment, including setbacks from the Frontage Road and a
potential transit stop. The Council also adopted Ordinance No. 33, Series of 2005, which
repealed SDD #14 and rezoned the Evergreen Lodge from High Density Multiple Family
(HDMF) District to Lionshead Mixed Use 1(LMU-1) District.
Development Standards
Parcel Size:
Zoning:
Land Use Designation:
Front Setback (North):
Side/Rear Setbacks:
Building Height:
Density:
Allowable GRFA:
Maximum Site Coverage:
Minimum Landscape Area
llall
International
Residential
L
2.6248 acres/ 114, 337 sq ft
Lionshead Mixed Use 1
Lionshead Redevelopment Master Plan
30 ft minimum
10 ft minimum
71 ft average
82.5 ft maximum
92 DUs max (35 DU/acre)
Unlimited EHU, AU, FF, TS
285,842 sq ft
80,036 sq ft (70%)
22,867 sq ft (20%)
Figure 1: Evergreen Lodge �nd Adjacent Properties
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III. DEVELOPMENT REVIEW PROCESS
The Fairmont Vail development proposal is comprised of two (2) different development review
applications, both intended to facilitate the redevelopment proposal. The development
applications include:
A maior exterior alteration application, as required by the LMU-1 District, for the
redevelopment of the structure; and
A conditional use permit application for accommodation units, conference facilities and
meeting rooms, located on the basement or garden level and for accommodation units and
multi-family dwelling units on the first floor or street level of the structure.
The following will detail the process required for each of the two development applications,
including role of reviewing bodies, review criteria, and pertinent sections of Vail Town Code and
master planning documents as they relate to the review criteria.
A. Maior Exterior Alteration in the Lionshead Mixed-Use I District
Roles of Reviewinq Bodies: All new construction in LMU-1 District is considered a major
exterior alteration and is subject to review by the Planning and Environmental
Commission followed by a Design Review Board review of the application for new
construction. The PEC will review for impacts of use/development, and approval "shall
constitute approval of the basic form and location of improvements including siting,
building setbacks, height, building bulk and mass, site improvements and landscaping."
Actions of the Design Review Board or Planning and Environmental Commission may be
appealed to the Town Council or by the Town Council. Town Council evaluates whether
or not the Planning and Environmental Commission or Design Review Board erred with
approvals or denials and can uphold, uphold with modifications, or overturn the board's
decision.
Criteria for Review: Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the
review criteria for major exterior alteration applications proposed within the LMU-1
District. According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall
be reviewed for compliance with the following criteria:
That the proposed major exterior alteration is in compliance with the purposes of
the Lionshead Mixed Use 1 zone district;
2. That the proposal is consistent with applicable elements of the Lionshead
Redevelopment Master Plan;
That the proposal does not otherwise have a significant negative effect on the
character of the neighborhood; and,
4. That the proposal substantially complies with other applicable elements of the
Vail Comprehensive Plan.
B. Conditional Use Permit (CUP)
Roles of Reviewinq Bodies: The Planning and Environmental Commission is
responsible for final review of conditional use permits. The Planning and Environmental
Commission shall review the request for compliance with the adopted conditional use
permit criteria and make findings of fact with regard to the project's compliance. The
Design Review Board has no review authority on a CUP, but will review the
accompanying Design Review Board application for New Construction. Actions of
Design Review Board or Planning and Environmental Commission may be appealed to
the Town Council or by the Town Council. Town Council evaluates whether or not the
Planning and Environmental Commission or Design Review Board erred with approvals
or denials and can uphold, uphold with modifications, or overturn the board's decision.
Review Criteria: Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review
criteria for conditional uses permit requests proposed within the Lionshead Mixed Use 1
(LMU-1) zone district. According to Section 12-16-6, Vail Town Code, the Planning and
Environmental Commission shall consider the following factors with respect to the
proposed use:
1. Relationship and impact of the use on development objectives of the town.
2. Effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities and public facilities needs.
Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
C. Applicable Zoninq Requlations
ARTICLE 12-7H: LIONSHEAD MIXED USE 1(LMU-1) DISTRICT (IN PART)
12-7H-1: PURPOSE:
The Lionshead Mixed Use-1 zone district is intended to provide sites for a mixture of multiple-
family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units,
restaurants, offices, skier services, and commercial establishments in a clustered, unified
development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead
Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other
amenities appropriate to the permitted types of buildings and uses and to maintain the desirable
qualities of the District by establishing appropriate site development standards. This District is
meant to encourage and provide incentives for redevelopment in accordance with the
Lionshead Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives for properties to redevelop.
The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and
commercial core area. The incentives in this Zone District include increases in allowable gross
residential floor area, building height, and density over the previously established zoning in the
Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to
create economic conditions favorable to inducing private redevelopment consistent with the
Lionshead Redevelopment Master Plan. Additionally, the incentives are created to help finance
public off-site improvements adjacent to redevelopment projects. With any
development/redevelopment proposal taking advantage of the incentives created herein, the
following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access,
public plaza redevelopment, public art, roadway improvements, and similar improvements.
4
12-7H-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL:
A. Definition: The "basement" or "garden level" shall be defined as that floor of a
building that is entirely or substantially below grade.
8. Permitted Uses: The following uses shall be permitted in basement or garden
levels within a structure:
Banks and financial institutions.
Commercial ski storage.
Eating and drinking establishments.
Personal services and repair shops.
Professional offices, business offices and studios.
Public or private lockers and storage.
Recreation facilities.
Retail establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
C. Conditional Uses: The following uses shall be permitted in basement or garden
levels within a structure, subject to issuance of a conditional use permit in
accordance with the provisions of Chapter 16 of this Title:
Conference facilities and meeting rooms.
Liquor stores.
Lodges and accommodation units.
Major arcade.
Multiple-family residential dwelling units, time-share units, fractional fee clubs,
lodge dwelling units, and employee housing units (Type 111 (EHU) as provided in
Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Theaters.
Additional uses determined to be similar to conditional uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL:
A. Definition: The "first floor" or "street level" shall be defined as that floor of the
building that is located at grade or street level along a pedestrianway.
8. Permitted Uses: The following uses shall be permitted on the first floor or street
level within a structure:
Banks, with walk-up teller facilities.
Eating and drinking establishments.
Recreation facilities.
Retail stores and establishments.
Skier ticketing, ski school, skier services, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
C. Conditional Uses: The following uses shall be permitted on the first floor or street
level floor within a structure, subject to issuance of a conditional use permit in
accordance with the provisions of Chapter 16 of this Title:
Barbershops, beauty shops and beauty parlors.
Conference facilities and meeting rooms.
Financial institutions, other than banks.
Liquor stores.
Lodges and accommodation units.
Multiple-family residential dwelling units, time-share units, fractional fee clubs,
lodge dwelling units, and employee housing units (Type 111 (EHU) as provided in
Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Additional uses determined to be similar to conditional uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND ABOVE:
A. Permitted Uses; Exception: The following uses shall be permitted on those floors
above the first floor within a structure:
Lodges and accommodation units.
Multiple-family residential dwelling units, time-share units, fractional fee clubs,
lodge dwelling units, and employee housing units (Type 111 (EHU) as provided in
Chapter 13 of this Title).
Additional uses determined to be similar to permitted uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
12-7H-6: ACCESSORY USES:
The following accessory uses shall be permitted in the Lionshead Mixed Use 1 zone district:
Home occupations, subject to issuance of a home occupation permit in accordance with the
provisions of Section 12-14-12 of this Title.
Loading and delivery and parking facilities customarily incidental and accessory to permitted
and conditional uses.
Minor arcade.
Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels,
lodges, and multiple-family uses.
Outdoor dining areas operated in conjunction with permitted eating and drinking establishments.
Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to
permitted residential or lodge uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and
necessary for the operation thereof.
12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS:
A. Review Required: The construction of a new building or the alteration of an
existing building that is not a major exterior alteration as described in subsection
8 of this section shall be reviewed by the design review board in accordance with
chapter 11 of this title.
1. Submittal Items Required: The submittal items required for a project that
is not a major exterior alteration shall be provided in accordance with
section 12-11-4 of this title.
8. Major Exterior Alteration: The construction of a new building or the alteration of
an existing building which adds additional dwelling units, accommodation units,
fractional fee club units, timeshare units, any project which adds more than one
thousand (1,000) square feet of commercial floor area or common space, or any
project which has substantial off site impacts (as determined by the
administrator) shall be reviewed by the planning and environmental commission
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as a major exterior alteration in accordance with this chapter and section 12-3-6
of this title. Any project which requires a conditional use permit shall also obtain
approval of the planning and environmental commission in accordance with
chapter 16 of this title. Complete applications for major exterior alterations shall
be submitted in accordance with administrative schedules developed by the
department of community development for planning and environmental
commission and design review board review.
1. Submittal Items Required, Major Exterior Alteration: The following
submittal items are required:
a. Application: An application shall be made by the owner of the
building or the building owner's authorized agent or representative
on a form provided by the administrator. Any application for
condominiumized buildings shall be authorized by the
condominium association in conformity with all pertinent
requirements of the condominium association's declarations.
b. Application; Contents: The administrator shall establish the
submittal requirements for an exterior alteration or modification
application. A complete list of the submittal requirements shall be
maintained by the administrator and filed in the department of
community development. Certain submittal requirements may be
waived and/or modified by the administrator and/or the reviewing
body if it is demonstrated by the applicant that the information and
materials required are not relevant to the proposed development
or applicable to the planning documents that comprise the Vail
comprehensive plan. The administrator and/or the reviewing body
may require the submission of additional plans, drawings,
specifications, samples and other materials if deemed necessary
to properly evaluate the proposal.
C. Work Sessions/Conceptual Review: If requested by either the applicant or the
administrator, submittals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or
a work session with the town council.
D. Hearing: The public hearing before the planning and environmental commission
shall be held in accordance with section 12-3-6 of this title. The planning and
environmental commission may approve the application as submitted, approve
the application with conditions or modifications, or deny the application. The
decision of the planning and environmental commission may be appealed to the
town council in accordance with section 12-3-3 of this title.
E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article
shall lapse and become void two (2) years following the date of approval by the
design review board unless, prior to the expiration, a building permit is issued
and construction is commenced and diligently pursued to completion.
Administrative extensions shall be allowed for reasonab/e and unexpected delays
as long as code provisions affecting the proposal have not changed.
12-7H-8: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the evidence before the
Planning and Environmental Commission and the Design Review Board that the proposed
exterior alteration or new development is in compliance with the purposes of the Lionshead
Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the
Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a
significant negative effect on the character of the neighborhood, and that the proposal
substantially complies with other applicable elements of the Vail comprehensive plan.
12-7H-9: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet of buildable area.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten feet (10') unless otherwise specified in the
Lionshead redevelopment master plan as a build-to line.
12-7H-11: HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy-one feet (71) with a
maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan.
All development shall comply with the design guidelines and standards found in the Lionshead
redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead
redevelopment master plan, shall be afforded to redevelopment projects which meet the intent
of design guidelines, as reviewed and approved by the design review board.
12-7H-12: DENSITY (DWELLING UNITS PER ACRE):
Up to a thirty three percent (33%) increase over the existing number of dwelling units on a
property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed. For the
purpose of calculating density, employee housing units, accommodation units, attached
accommodation units, timeshare units, and fractional fee club units shall not be counted as
dwelling units. Additionally, a"lodge dwelling unit'; as defined herein, shall be counted as
twenty five percent (25%) of a dwelling unit for the purpose of calculating density.
12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each
one hundred (100) square feet of buildable site area, or an increase of thirty three percent
(33%) over the existing GRFA found on the property, whichever is greater. Multiple-family
dwelling units in this zone district shall not be entitled to additional gross residential floor area
under section 12-15-5, "Additional Gross Residential Floor Area (250 Ordinance)'; of this title.
12-7H-14: SITE COVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise
specified in the Lionshead redevelopment master plan.
12-7H-15: LANDSCAPING AND SITE DEVELOPMENT:
At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise
specified in the Lionshead redevelopment master plan.
12-7H-16: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chapter 10 of this title. At
least one-half (1/2) the required parking shall be located within the main building or buildings.
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct impacts of their
development on public infrastructure and in all cases mitigation shall bear a reasonable relation
to the development impacts. Impacts may be determined based on reports prepared by
qualified consultants. The extent of mitigation and public amenity improvements shall be
balanced with the goals of redevelopment and will be determined by the planning and
environmental commission in review of development projects and conditional use permits.
Mitigation of impacts may include, but is not limited to, the following: roadway improvements,
pedestrian walkway improvements, streetscape improvements, stream tract/bank
improvements, public art improvements, and similar improvements. The intent of this section is
to only require mitigation for large scale redevelopment/development projects which produce
substantial off site impacts.
D. Applicable Planninq Documents
Vail Land Use Plan (in part)
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail Town Council.
The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goa/s of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land use decisions
may be made within the Town of Vail. The goals, as articulated within the Land Use Plan, are
meant to be used as adopted policy guidelines in the review process for new development
proposals. In conjunction with these goals, land use categories are defined to indicate general
types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan
is not intended to be regulatory in nature, but is intended to provide a general framework to
guide decision making. Where the land use categories and zoning conflict, existing zoning
controls development on a site.
The Vail Land Use Plan contains the following goals:
1A General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a balance
between residential, commercial and recreational uses to serve both the visitor
and the permanent resident.
1.2 The quality of the environment including air, water and other natural resources
should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing developed
areas (infill areas).
1.13 Vail recognizes its stream tract as being a desirable land feature as well as its
potential for public use.
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort while
accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders should work
together closely to make existing facilities and the Town function more efficiently.
2.3 The ski area owner, the business community and the Town leaders should work
together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural opportunities to
encourage summer tourism.
2.5 The community should improve non-skier recreational options to improve year-
round tourism.
2.7 The Town of Vail should improve the existing park and open space lands while
continuing to purchase open space.
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
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3.2 The Village and Lionshead areas are the best location for hotels to serve the
future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail, therefore
conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial areas to
accommodate both local and visitor needs.
3.5 Entertainment oriented business and cultural activities should be encouraged in
the core areas to create diversity. More nighttime businesses, on-going events
and sanctioned "street happenings" should be encouraged.
4.0 Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily in existing
commercial areas. Future commercial development in the Core areas needs to
be carefully controlled to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved thorough implementation of the Urban
Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and should be
preserved. (scale, alpine character, small town feeling, mountains, natural
setting, intimate size, cosmopolitan feeling, environmental quality.)
4.4 The connection between the Village Core and Lionshead should be enhanced
through:
a) Installation of a new type of people mover.
b) Improving the pedestrian system with a creatively designed connection,
oriented toward a nature walk, alpine garden, and/or sculpture plaza.
c) New development should be controlled to limit commercial uses.
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in existing, platted
areas and as appropriate in new areas where high hazards do not exist.
5.2 Quality time-share units should be accommodated to help keep occupancy rates
up.
5.3 Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail with appropriate
restrictions.
5.4 Residential growth should keep pace with the marketplace demands for a full
range of housing types.
5.5 The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied sites
throughout the community.
Chapter 6, Section 4: LRMP Lionshead Redevelopment Master Plan
Included in this category are those properties which are identified as being included in the
Lionshead Redevelopment Master Plan boundaries. Properties located within this land use
category shall be encouraged to redevelop, per the Master Plan recommendations, as it has
been found that it is necessary in order for Vail to remain a competitive four-season resort.
Uses and activities for these areas are intended to encourage a safe, convenient and an
aesthetically-pleasing guest experience. The range of uses and activities appropriate in the
Lionshead Redevelopment Master Plan (LRMP) land use category may include skier and resort
services, ski lifts, ski trails, base facilities, public restrooms, ticket sa/es, clubs, public plazas,
open spaces, parking and loading/delivery facilities/structures, public utilities, residential,
lodges, accommodation units, deed restricted employee housing, retail businesses, professional
and business offices, personal services, and restaurant uses.
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Lionshead Redevelopment Master Plan (in part)
Chapter 2, Introduction
2.1 Purpose of the Master Plan (in part)
"This master plan was initiated by the Town of Vail to encourage redevelopment
and new development initiatives in the Lionshead study area. Both public and
private interests have recognized that Lionshead today lacks the economic
vitality of Vail and fails to offer a world class resort experience. Lionshead's
economic potential has been inhibited by a number of recurrent themes:
• Lack of growth in accommodation units ("hot beds");
• Poor retail quality;
• Deterioration of existing buildings;
• Uninteresting and disconnected pedestrian environment;
• Mediocre architectural character,� and the
• Absence of incentives for redevelopment.
This master is a comprehensive guide for property owners proposing to
undertake development or redevelopment of their properties and the municipal
officials responsible for planning public improvements. The plan outlines the
Town's objectives and goals for the enhancement of Lionshead and proposes
recommendation, incentives, and requirements for redevelopment and new
development. "
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to outline
the important issues to be addressed in the master plan and to provide a policy
framework for the master planning process.
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a
warmer, more vibrant environment for guests and residents. Lionshead
needs an appealing and coherent identity, a sense of place, a personality,
a purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and
community interaction through expanded and additional activities and
amenities such as performing arts venues, conference facilities, ice rinks,
streetscape, parks and other recreational improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and
redevelopment in Lionshead must promote improved occupancy rates
and the creation of additional bed base (`7ive beds" or "warm beds')
through new lodging products. Live beds and warm beds are best
described as residential or lodging rooms or units that are designed for
occupancy by visitors, guests, individuals, or families on a short term
rental basis. In order to improve occupancy rates and create additional
bed base in Lionshead, applications for new development and
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redevelopment projects which include a residential component shall
provide live beds in the form of accommodation units, fractional fee club
units, lodge dwelling units, timeshare units, attached accommodation
units (i.e., lock-off units), or dwelling units which are included in a
voluntary rental management program and available for short term rental.
Further, it is the expressed goal of this Plan that in addition to creating
additional bed base through new lodging products, there shall be no net
loss of existing live beds within the Lionshead Redevelopment Master
Plan study area.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be
improved within and through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation
systems, parking, utilities, loading and delivery systems, snow removal
and storage capacity) and its public and private services must be
upgraded to support redevelopment and revitalization efforts and to meet
the service expectations of our guests and residents.
2.3.6 Creative Financing for Enhanced Private Profits and Public
Revenues
Financially creative and fiscally realistic strategies must be identified so
that adequate capital may be raised from all possible sources to fund
desired private and public improvements.
Chapter 4, Master Plan Recommendations — Overall Study Area
This section of the master plan addresses issues that affect Lionshead as a whole. These
issues, and recommendations to address them, should be considered in all planning and policy
decisions as Lionshead develops.
4.1 Underlying Physical Framework of Lionshead (in part)
The Lionshead resort area (that portion of the study area north of Gore Creek) is
a mixed-use urban environment with several discernible land-use sub-areas, or
"hubs" (see Map N). Although the hubs overlap somewhat, there is no consistent
and comprehensive pedestrian connection between them. The primary goal of
the master plan is to create a visually interesting and functionally efficient
pedestrian environment that connects the hubs to create a cohesive and
memorable resort environment.
4.1.1 Lionshead Master Plan Concept
Two primary pedestrian streets form the backbone of Lionshead's
physical plan: an east-west corridor connecting Dobson Ice Arena with
the west end of Lionshead and a north-south corridor connecting the
proposed north day lot transportation center with the ski yard. The
circulation system and new retail and lodging components will follow the
underlying pattern set by these corridors (see Map T) and the entry
portals associated with them.
4.1.2 East Lionshead - Civic Hub
The civic hub of Lionshead is comprised of Dobson Ice Arena, the Vail
public library, the Lionshead public parking structure, and the proposed
Vail Civic Center site on the east end of the parking structure. Although
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this area also contains several lodging properties and may support office
or retail development in the future, all planning and design decisions here
should be respectful of and compatible with these civic components.
4.1.4 Resort Lodging Hub
This area of Lionshead is located just west of the Lionshead retail core
and is comprised almost exclusively of high-density residential and
lodging products. All future planning and design decisions in this area
should work to reinforce the residential nature of the neighborhood and
retain the sense of privacy desired by individual properties. New
development in this area should aim for quieter pedestrian streets, well-
defined pedestrian connections, more intensive landscaping and higher
quality streetscape development.
4.2 Connection to Vail Village
The lack of connection between Lionshead and Vail Village was identified early in
the master planning process. Although both West Meadow Drive and East
Lionshead Circle connect the village to Lionshead, the pedestrian systems along
this corridor are poor and the streetscape has no consistent visual character.
The eastern entry to the Lionshead study area is at Middle Creek (at the Vail
public library and Dobson Ice Arena), but the true entrance to the Lionshead
retail core is at the western end of the Lionshead parking structure. Pedestrian
connections should be sensitive to the residential uses on West Meadow Drive
and East Lionshead Circle. It is also important that they be continuous from the
intersection of Vail Road and East Meadow Drive in Vail to the west end of the
parking structure in Lionshead. The Town of Vail Streetscape Master Plan
recommendations for West Meadow Drive should be implemented in a way that
is consistent in design and character with the entire Vail Village/ Lionshead
connection.
4.3 Connections to the Natural Environment
One of the outstanding characteristics of Vail Village is its spectacular visual
connection to Vail Mountain, particularly the protected view corridors up Bridge
Street from the village parking structure and toward the Gore Range from East
Meadow Drive. Over the years the village has also strengthened its physical
connections to the natural environment by improving creekside parks and trails
and by integrating landscape into the built environment at every opportunity.
Lionshead has no similarly strong connection to the natural environment even
though it is situated even closer to the base of the mountain. To remedy this
critical deficiency, the following recommendations are made:
4.3.1 Visual Connections
As development and redevelopment occur in Lionshead, it will be vital to
protect visual connections to the ski mountain. These visual relationships
strengthen the identity of Lionshead as an alpine resort and provide a
visual reference that helps Lionshead visitors to find their way through the
core. Visual connections to the natural environment should be
established utilizing the following techniques:
4.3.1.1 View Corridors
Creating and establishing view corridors is an effective way to link
the urban core of Lionshead visually to the natural environment of
Gore Creek and the mountain. The master plan is recommending
13
the creation of several dedicated public view corridors. In
addition, all private development and redevelopment should
endeavor to create visual connections from and through their
properties.
View corridors do not have to be expansive to be effective. In
many cases, a slender but well targeted view corridor can be just
as effective as a broad view. Nor do visual connections have to
be continuous; they can reoccur, providing intermittent views from
different angles.
4.3.1.2.1 North-South Orientation of Buildings
The predominant east-west orientation of buildings in
Lionshead acts as a visual and physical barrier, interrupting
the connection to the natural environment It should be a
priority in future development and redevelopment to orient
vertical building masses along a north-south axis whenever
possible. This will help to accomplish the following objectives:
Sun Access
During the winter months, the sun is low in the southern
sky, providing the greatest solar exposure to the south
faces of buildings and to streets and spaces open to the
south. A north-south orientation of building masses will
increase the amount of sun reaching the Lionshead
pedestrian core and the buildings to the north.
b. Views from New Buildings
In double loaded buildings oriented on an east-west axis,
units on the south side of the building get great views of
the mountain, but units on the north side do not. Orienting
the building mass on a north-south line creates angled
southern views for both sides of the building, and units on
both sides will get direct sun sometime during the day.
c. Views from Existing Buildings
Public input throughout the master planning process
indicated that existing property owners in Lionshead are
concerned that new development will block their private
views to the mountain. By orienting new buildings on a
north-south axis, the potential visual impact on existing
buildings is reduced.
d. Creation of Streets
A strong view corridor in the Vail Village is Bridge Street.
The orientation of the street toward the mountain provides
a constant sense of direction and draws people to the
destination at the top of the street. Likewise, the proposed
north-south orientation of buildings in Lionshead will help
to create streets oriented to the views, something that is
almost completely lacking today.
4.3.2 Physical Connections
14
Physical connections to the natural environment are essential to the
experiential quality of a mountain resort. There are several ways to
achieve a physical connection in addition to creating north-south oriented
streets:
4.3.2.1 Landscape and Greenbelt Corridors
Wherever possible the natural landscape of the Gore Creek
corridor should be allowed to penetrate into the more urbanized
portions of Lionshead (see Map O). This will open up access
points to the Gore Creek corridor, enhance the quality of individual
properties, and improve the image of Lionshead as an alpine
resort.
4.6 Vehicular and Pedestrian Circulation
4.6.1 Interstate Highway 70
1-70 is the primary vehicular circulation corridor for the Vail Valley and is
critically important to the economic health of the Vail community. It does,
however, create both a visual and physical division between the south
and north sides of Vail, as well as consuming a significant amount of land.
As Vail continues to grow over time it is strongly recommended that the
ideas of potentially burying or bridging 1-70 through the Town of Vail be
studied and the potential benefits and impacts considered. Specifically,
consideration should be given to securing the air-rights over 1-70 so that
future development and circulation scenarios are not precluded.
4.6.2 South Frontage Road
Recommendations outlined below address potential re-alignment of
portions of the frontage road, ingress and egress improvements, bicycle/
pedestrian improvements, and visual improvements. For a detailed
discussion of capacity and the impacts of future development on the
frontage road, see the traffic impact study contained in appendix A.
Figure 4-9 depicts potential redevelopment without the realignment of the
Frontage Road while Figure 4-9a depicts redevelopment with a partial
realignment of the Frontage Road.
4.6.2.2 Road Improvements to Handle Increased Traffic Volume
The potential expansion of the Lionshead bed base and the
corresponding increases in traffic volumes will necessitate traffic
mitigation measures. Increased road width, acceleration/
deceleration lanes, and perhaps roundabouts may be required in
conjunction with new development. These improvements are
described in the traffic impact study, attached as appendix A. It is
important to note that the potential widening of the frontage road
depicted in the overall master plan graphic is not necessarily the
best or required solution. It is a potential solution but the final
design of road improvements will need to consider not only the
traffic volume requirements but visual impacts and community
preferences as well.
4.6.2.3 Provision for Bicycles and Pedestrians
A pedestrian/ bicycle path should be created on the south side of
the frontage road running the entire length of the Lionshead study
area. Providing an unbroken pedestrian/ bicycle path to connect
1�
the main Vail roundabout to Cascade Village, this pathway will
conform to the current Town of Vail standards regarding width and
material.
4.6.4 Visuallmprovements
It is essential that improvements for better traffic flow be accompanied
with aesthetic improvements in order to break up the perceived width of
the improved roadway and to give a stronger image to this north edge of
Lionshead (see figure 6-5). Improvements could include landscaped
medians and a consistent landscape treatment between the South
Frontage Road and the eastbound lane of 1-70. Fragile understory
plantings should be avoided in favor of street trees and hardy ground
covers that can survive winter snowplowing activities. This corridor
should also include new directional signage, described in section 4.10.1.1
4.6.4.3 Pedestrian Sidewalks and Crossings
A series of primary and secondary pedestrian walks should be
created connecting the West Lionshead area with the Lionshead
core, the frontage road, and the ski yard. These walks and
crosswalks are identified on Map Q and Map T.
4.6.4.4 Visual Improvements
As the road systems and adjacent lodging properties in west
Lionshead are upgraded it is critical that a consistent visual
character be developed through the design of new pedestrian
walkways, landscaping, retaining walls, lighting, and site
furnishings. For further information on these systems, see chapter
six, Site Design Guidelines.
4.7 Loading and Delivery
4.7.1 Properties with Direct Service Access
As a general rule, properties that can provide for their own service and
delivery needs should comply with the following guidelines:
a. Loading and delivery facilities should be located deep enough into the
property that the estimated peak volume of service vehicles does not
back up into or block the access road or pedestrian areas.
b. Service drives and loading docks must be screened with landscaping,
fencing, retaining walls or other appropriate design techniques.
c. All reasonable measures shall be taken to prevent noise and exhaust
impacts on adjacent properties.
d. In no case shall a property utilize the public roadway or pedestrian
area to stage service and delivery vehicles.
4.8 Parking
Parking is a critical component in a mixed-use resort environment such as
Lionshead, and any efforts to enhance this component should adhere to the
following goals and guidelines:
a. Parking must be sufficient to meet demand. Correctly assessing parking
demand in an environment such as Lionshead is difficult but extremely
important. Overestimating parking demand can be as damaging as
underestimating demand due to the extreme expense of parking space
(especially if structured) in a real estate environment such as the Vail Valley.
Likewise, parking is a large consumer of ground and should be designed to
16
occupy as little real estate as possible. In tight margin developments such as
mid-range hotels and locals/employee housing, the expense of parking can
be the deciding factor as to the economic viability of the project. Due to these
attributes of parking, it is important that true demand, or desired demand, be
distinguished from actual usage. For example, the "free after three" program
currently in place for the Town of Vail parking structures has undoubtedly
increased the usage of these structures during the evening hours (the
Lionshead structure filled in the evening for the first time in 1998). However,
there has not been a corresponding increase in sales tax revenue, which was
the original intent of "free after three". (Note- concrete studies regarding the
utilization of the "free after three" program have not been conducted and it is
strongly recommended that this occur if the program is to continue). It is
hypothesized that a significant portion of people utilizing the free parking
program are in fact employees or people that would have used transit or
other means of access if the parking were not as readily available. In other
words, parking usage often will rise to fill the available space, but the profile
of the user may not be whom the parking was intended for. To be concise,
the parking supply in Lionshead and the Town of Vail needs to not only meet
the demand, it needs to meet the desired demand and should be structured
or programmed in such as way to do so. Parking is important, but too
expensive and land consuming to be provided without solid reasoning.
b. Parking should be visually inconspicuous. Parking should be structured below
ground whenever possible. Surface parking areas should be heavily
screened with landscaping, berms, and walls. Expanses of asphalt should be
interrupted with islands of landscaping or replaced with pedestrian quality
paving materials. Surface parking areas should be avoided in or near the
retail pedestrian core area. Although structured parking may be more
desirable visually, it must be properly designed so as not to detract from the
guesYs arrival experience.
4.8.1 Potential Displacement of Existing Parking
The ground rules for the Lionshead master plan mandate no net loss of
parking as a result of redevelopment.
4.8.2 Residential Properties
As a policy, all residential properties should provide their own parking
within their property according to existing Town of Vail regulations and the
parameters described above.
4.8.4 Parking for Employee Housing
The unit-to-parking space ratio for employee housing should be reduced
to maximize the housing opportunities in west Lionshead. During the
master planning process, the Vail Town Council toured several employee
housing complexes in Keystone Resort that averaged .25 cars per bed
(one parking space per four-bed unit). Most of these complexes at
Keystone are removed from the core and depend on a bus transit system
to carry emp/oyees to and from work. Yet, Keystone property managers
have not observed a parking shortage. Likewise, at the Rivers Edge
employee housing project in Avon, a parking ratio of .75 cars per bed has
been more than adequate and the parking lot is underutilized.
4.9 Housing
17
Recent community surveys and grass-roots planning efforts such as Vail
Tomorrow have identified the lack of locals housing as the most critical issue
facing the Vail community. Early in the Lionshead master planning process, west
Lionshead was identified as an opportunity area to implement some of the
community's housing goals, particularly relating to employee housing. These
opportunities and associated issues are outlined below.
4.9.1 No Net Loss of Employee Housing
Ground rule number five of the master plan states that there shall be no
net loss of employee housing in Lionshead as redevelopment occurs.
4.9.3 Policy Based Housing Opportunities
The first means of implementing housing goals in Lionshead is through
policy based requirements such as the employee generation ordinance
currently being pursued by the Vail Town Council. As required by a future
ordinance, all development and redevelopment projects, as a prerequisite
to project approval, should provide housing for employees generated and
to the extent possible this housing should be located in the Lionshead
area.
4.10 Gateways, Landmarks, and Portals
The lack of spatial hierarchy or organizational clarity is a fundamental problem in
the Lionshead pedestrian and vehicular network today. This section discusses
the need to create a series of gateways, portals, landmarks and useful public
spaces that will increase and enhance the character and identity of the
pedestrian environment.
4.10.2 Landmarks
A landmark is a significant architectural element that all the visitors to
Lionshead can identify and remember. Landmarks signify important
points of entry, turning points and critical intersections in the pedestrian
network, as well as destinations and visual reference points. The single
landmark in Lionshead today is the Gondola clock tower, which will be
replaced with the Vail Associates core site redevelopment. Appropriate
locations for new landmarks in Lionshead are the east pedestrian portal,
the central retail mall adjacent to the main pedestrian plaza, and the west
pedestrian portal adjacent to the intersection of West Lionshead Circle
and Lionshead Place. In addition, the potential civic center complex at
the east end of the parking structure should function as a significant
architectural landmark for the east end of Lionshead.
4.11 Public Art
Through the Art in Public Places Board, the Town of Vail has long recognized the
importance of public art in pedestrian environments. Future development and
redevelopment projects in Lionshead, especially projects impacting the retail mall
and primary pedestrian environments, should seek to incorporate public art
according to the Town of Vail Art in Public Places Master Plan (not adopted as of
the writing of this document). Pedestrian circulation systems, portals and
gateways, landmarks, pedestrian plazas and architecture all present
opportunities to incorporate public art.
4.13 Live Beds
The maintenance, preservation, and enhancement of the live bed base are
critical to the future success of Lionshead and as such, special emphasis should
18
be placed on increasing the number of live beds in Lionshead as the area
undergoes redevelopment. The Lionshead area currently contains a large
percentage of the Town's overall lodging bed base. The bed base in Lionshead's
consists of a variety of residential and lodging products including hotels,
condominiums, timeshares and hybrids of all three. The vast majority of live
beds in Lionshead are not accommodation units in hotels, but instead, in dwelling
units in residential condominiums such as the Vail 21, Treetops, Antlers Lodge,
Lion Square Lodge, Lifthouse Lodge, Landmark Tower and Townhomes,
Lionshead Arcade, and Montaneros, all of which have some form of
rental/property management program that encourages short term rental of
dwelling units when the owners are not in residence. It has been the experience
in Lionshead that condominium projects which include a voluntary rental
management program have occupancy rates which exceed the occupancy rate
of hotel products, and therefore tend to provide more live beds and produce more
lodging tax revenues to the Town.
Applications for new development or redevelopment which maintain, preserve,
and enhance the live bed base in Lionshead have a significantly greater chance
of approval in the development review process than those which do not.
4.13.1 Live Bed Definition
Pursuant to Policy Objective 2.3.3, live beds (and warm beds) are defined
as residential or lodging rooms or units that are designed for occupancy
by visitors, guests, individuals, or families, on a short term rental basis. A
live bed may include the following residential products: accommodation
units, fractional fee club units, lodge dwelling units, timeshare units,
attached accommodation units (i.e., lock-off units), and dwelling units
which are included in a voluntary rental management program and
available for short term rental.
4.13.2 Location of Live Beds
Live beds should be located in Lionshead pursuant to the Lionshead
Mixed Use 1 and 2 zone districts. All properties within Lionshead, when
developing or redeveloping and providing new residential or lodging
products, should provide live beds as defined herein.
4.13.3 Hotel-types of Services and Amenities
To aid in the furtherance of Policy Objective 2.3.3 of the Plan, the creation
of additional live beds should include hotel-types of services and
amenities. Such services and amenities may include, but not be limited
to, the operation of a front desk, registration/reservation capabilities,
recreational amenities, guest drop-off, on-site management, etc. These
types of services and amenities in multiple family residential dwellings will
increase the likelihood that the dwelling units will be made available for
short term occupancy and help to promote improved occupancy rates.
4.13.4 Review of New Development and Redevelopment Projects
The Planning and Environmental Commission shall consider the policies
and direction given by this Plan with respect to live beds when reviewing
new development and redevelopment projects in Lionshead. Applications
for new development or redevelopment shall maintain the live bed base in
Lionshead. Applications for new development and redevelopment which
enhance the live bed base have a significantly greater chance of approval
in the development review process than those which do not. A proposal's
19
adherence to the policies contained in the adopted master plan will be
one of the factors analyzed by staff, the Planning and Environmental
Commission (PEC), the Design Review Board (DRB), and the Town
Council (as applicable) in determining whether to approve or disapprove
the specific proposal.
Chapter 5, Detailed Plan Recommendations
This section of the Lionshead Master plan examines individual parcels and groups of parcels
within the Lionshead study area, excluding the residential properties on the south side of Gore
Creek. The intent of this chapter — and the Master plan as a whole - is to identify important
functional relationships and visual objectives within the district and to propose a framework for
the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate
ideas relating to specific parcels; any proposals consistent with this framework should be
considered even if they are not anticipated in this document. The parcels addressed here are
organized generally from east to west, starting with the civic hub on the eastern end of the
parking structure.
5.19 Evergreen Lodge at Vail
The Evergreen Lodge is located directly east of the Middle Creek Stream Tract
and is bordered to the north by the South Frontage Road, to the south by the Vail
Valley Medical Center, and to the east by the WestStar Bank office building. The
lot area is 114,337 square feet or 2.625 acres. Physical improvements that
currently exist on the site are a nine story stucco hotel/condominium structure
with an adjoining two-story hotel facilities wing, two below-grade structured
parking garages, and paved surface parking. The nine story structure has a
predominant east-west orientation along the southerly edge of the site while the
facilities wing has a north-south orientation along the western edge of the site.
The eastern parking garage is utilized by the Vail Valley Medical Center for
employee parking and is accessed from the South Frontage Road through a
shared entry/exit with the WestStar Bank office building.
Opportunities for future improvements and upgrades include:
• Creation of more underground parking;
• Architectural enhancements consistent with the Lionshead Architectural
Design Guidelines;
• Improved exterior lighting;
• Coordinated vehicular access;
• Improved streetscape and landscaping along the South Frontage Road,�
• Improved pedestrian circulation; and
• Upgraded and expanded hotel accommodations and amenities
5.19.1 Pedestrian Access
Pedestrian access should be upgraded to provide a safe and attractive
pedestrian connection from the South Frontage Road, through the
Evergreen Lodge development site, to West Meadow Drive with a
continuous pedestrian/bicycle path along the South Frontage Road, as
depicted on Map T herein. A gravel path connecting the South Frontage
Road to the paved pedestrian path located on the east side of the Dobson
Ice Arena presently exists along the south side of the property. This path,
while functional, receives little, if any, regular maintenance and includes a
railroad tie set of stairs that is unsafe and in disrepair.
20
There are currently no pedestrian improvements located along the South
Frontage Road. Though no improvements exist, a fair number of
pedestrians use the southerly edge of the South Frontage Road when
entering or exiting the site. In order to improve pedestrian access and
safety, it is recommended that future redevelopment of the site includes
the construction of a continuous pedestrian/bicycle path along the South
Frontage Road and that the existing gravel path along the southerly edge
of the site be improved and regularly maintained. Said improvements
may necessitate the need for pedestrian access easements through the
site.
5.19.2 South Frontage Roadlmprovements and VehicularAccess
The site is currently accessed by vehicles off of the South Frontage Road
from two, full movement, two-way access points. The current location of
these access points relative to the existing access points for the WestStar
Bank Building, Vail Valley Medical Center parking structure, Town of Vail
Municipal Buildings, and potential future access points to the Vail Valley
Medical Center and Vail lnternational 8uilding results in undesirable traffic
flow and turning movements creating traffic safety and capacity concerns.
In keeping with Policy Objective 2.3.4, Improved Access and Circulation,
of the Plan, opportunities for public transportation and vehicular
circulation improvements should be explored in conjunction with any
future redevelopment of the site. Possible opportunities for improvements
may include, an improved mass transit stop, relocated/reduced/shared
points of entry/exiting, restricted access points, acceleration/ deceleration
lanes, greater sight distances, dedicated turning lanes and landscaped
medians, and the evaluation and possible implementation of an
intersection solution, such as a roundabout.
5.19.3 Preservation of Existing Accommodation Units
The Evergreen Lodge presently contains 128 short term accommodation
units. In addition, The Evergreen Lodge a/so contains a restaurant,
lounge, spa, and meeting space facilities incidental to the operation of the
Lodge. Given the importance and need for short term accommodations
to the vitality and success of the community, any future redevelopment of
the site shall ensure the preservation of short term accommodation units
on the site. The preservation of short term accommodations should focus
on maintaining the number of existing hotel beds and the amount of gross
residential square footage on the site as well as requiring the preservation
of 128 accommodation units. With this in mind, the quality of the existing
accommodation unit room could be upgraded and the rooms could be
reconfigured to create multi-room suites. In no instance, however, should
the amount of gross residential floor area devoted to accommodation
units be reduced. In fact, opportunities for increasing the number of
accommodation units beyond the existing 128 units already on-site
should be evaluated during the development review process. For
example, the construction of "attached accommodation units'; as defined
in the Zoning Regulations, could significantly increase the availability of
short term rental opportunities within the building.
5.19.4 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge.
The Tract is owned by the Town of Vail. The tract is heavily vegetated
with several substantial deciduous trees and a significant lower layer of
21
underbrush. Although the site borders the Middle Creek Stream Tract,
there is no significant amount of quality vegetation on the site, and the
parcel lies out of the 100-year flood plain. As currently configured,
opportunities exist to better recognize the benefits of creekside
development. While the natural riparian corridor of Middle Creek needs
to remain protected and preserved, the physical and visual relationships
and references between adjacent development and the stream tract
should be strengthened. An opportunity exists to create a significant
connection between the Evergreen Lodge and Middle Creek. Any use of
Middle Creek for aesthetic or recreational purposes, however, should be
subordinate to the preservation of the natural riparian corridor and its
inherent natural character. The Middle Creek Stream Tract may provide
an opportunity for the construction of a recreational path connecting the
South Frontage Road to the existing pedestrian paths at the Dobson Ice
Arena.
5.19.5 Relationship to the Vail Valley Medical Center and the proposed Vail
Civic Center
Perhaps the most critical functional relationship is the need to coordinate
any future development on the Evergreen Lodge site with the Vail Valley
Medical Center. For example, every effort should be taken to ensure that
future development on the Evergreen Lodge site does not preclude the
Vail Valley Medical Center from reconfiguring the design of the medical
center to eliminate vehicular access off of West Meadow Drive and
relocate the access to the South Frontage Road. Additional opportunities
may include, shared service and delivery facilities, grading and site
improvements, shared parking, pedestrian pathway connections, and land
exchanges.
5.19.6 Service and Delivery
Service and delivery functions for the hotel are accommodated on grade
from the westerly entrance. Service and delivery for the Evergreen Lodge
should occur underground or be hidden from public view. Service and
delivery truck turning maneuvering should not negatively impact traffic
flow on the South Frontage Road. With a realignment of the vehicular
access points, attention should be given to the location of service and
parking areas. An additional level of structured parking at the current
Frontage Road level would help to minimize the apparent height of the
existing or future structures, decrease the grade at existing access points,
increase the amount of landscaping on the surface of the structure, and
hide service functions below grade.
5.19.7 Setbacks from the South Frontage Road
Special consideration should be given to the setback of buildings from the
South Frontage Road. Pursuant to the Lionshead Mixed Use -1 zone
district setback standards, a minimum 10-foot (10') setback is allowed.
Given the relationship of the development site to the South Frontage
Road, the need for adequate area for vehicular traffic circulation, the
importance of a landscape area to visually screen the massing of the
building, and the existence of a 30-foot wide utility easement along the
southerly edge of the South Frontage Road, the minimum required front
setback for the Evergreen Lodge development site shall be thirty feet
(30). This increased setback requirement shall supersede the 10-foot
22
setback requirement prescribed in Section 12-7H-10, Setbacks, Vail
Town Code.
5.19.8 Architecturallmprovements
The architectural design guidelines (Chapter 8) discuss several transition
tools that can be used to adapt an existing building to the new character
and architectural quality desired for Lionshead. Given the high visibility of
the buildings on this site and the extent to which they influence the quality
of the experience of passers-by, all future development on the site should
be closely scrutinized for compliance with the applicable architectural
design guidelines.
5.19.9 Public Transit Stop
A public transit stop is presently located east of the WestStar Bank
Building, across the street from the Town Municipal offices. Through the
future redevelopment of the Evergreen Lodge and the Vail Valley Medical
Center, an opportunity exists to potentially relocate the transit stop to a
more optimal location.
Chapter 6, Site Design Guidelines
Chapters four and five identified important public spaces and pedestrian corridors that together
define the underlying structure of Lionshead and form essential connections between the
district's primary destinations. This chapter on site design guidelines describes the detailed
elements that lend character and quality to the overall fabric of public spaces. The master plan
envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing
attention to detailing in areas where public use will be more intense. Any projects or situations
that do not fall within the framework described below shall conform to the existing Town of Vail
regulations.
6.4 Secondary Pedestrian Walk
Secondary pedestrian walks (see figure 6-3) are similar to primary pedestrian
walks except that they are not located on primary pedestrian corridors and thus
carry a lower volume of pedestrian traffic. The suggested minimum width for
these secondary walks is six feet, although wider walkways may be required
where anticipated pedestrian traffic volumes are greater. Poured concrete may
be used as a paving material. All other design parameters that apply to primary
pedestrian walks also apply here.
6.6 Pedestrian Path
Pedestrian paths are located outside of the primary Lionshead pedestrian
environment (see figure 6-4). They include stand-alone circulation corridors,
such as the Gore Creek recreational path, that are most often built with asphalt
surfaces. These pathways generally carry a lower volume of traffic, but their
width should reflect both anticipated volume and anticipated type of traffic, as
bicycles, rollerblades, and skateboards also utilize these pathways. Lighting,
signage, site furnishings and landscaping will be a function of a pathway's
intended use, location, and traffic volume.
23
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Chapter 8, Architectural Design Guidelines
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8.1 Vision Statement
The Lionshead neighborhood in Vail presents the opportunity to establish a
dynamic and exciting community within one of the premier resorts in the world.
Lionshead's mountain location, proximity to the ski slopes, and ample residential
base evokes the vision of a truly special place, full of vitality and interest. This
vision can be achieved through redevelopment of the community by addressing
site and architectural issues, and through consistent and effective transitions
from existing to new buildings.
The pedestrian experience of the public spaces within Lionshead is the most
critical issue for redevelopment. Many of the existing spaces are static and
uninteresting, due to a prevailing grid organization and lack of animation and
architectural coherency within the spaces. One of the most effective ways to
intensify this experience is through careful design of the architecture which
defines the public spaces. Visually dynamic variation at the pedestrian level can
help avoid a monotonous streetscape, and judicious use of ornament, detail,
artwork, and color can reflect individuality and establish a variety of experience.
The architecture of Lionshead is envisioned as a unified composition of buildings
and public spaces based on the timeless design principles of form, scale, and
order, made responsive to their setting and environment. It is not envisioned as
a strict dictation of a specific "style" or "theme." Many existing buildings within
the community are built of monolithic concrete slabs and lack any sense of order
or personality. The new image for Lionshead should move towards the future—
using historical alpine references and Vail Village as antecedents. This design
framework will allow individual property owners freedom of expression within the
personalities of their buildings while establishing and maintaining an overall
unifying character and image for the entire community. In addition, it is
2�
paramount that the redevelopment effort address specific design considerations
generated by the location, climate, and surrounding environment, such as
addressing views, using indigenous building materials, and reflecting the alpine
heritage.
Designing in response to our regional heritage, adhering to a consistent
architectural order, and enhancing the public experience will enable Lionshead to
define its own identity—making it a distinct and special place not just within the
context of Vail, but within kindred mountain communities around the world.
8.3 New and Existing Structures
8.3.1 Special Provisions
While these Guidelines offer a roadmap for the redevelopment of
Lionshead, they are not intended to limit the efforts of developers and/or
designers involved with new and existing structures. It is understood that
many of the buildings within the community or may be unable to comply
with some of the criteria described in the ADG. Many existing buildings,
for instance, may already exceed the height criteria identified. Some
existing roof pitches within the community may not meet the numerical
values described. And many of the existing pedestrian streets may fall
well short of the "ideal" proportions depicted. These and similar issues
will be handled on a case-by-case basis, with determination of
compliance based upon whether the building meets the general intent of
these Guidelines and the tenets described herein.
Similar to existing structures, it is also understood that from time to time
the Town may determine that it is desirable to afford flexibility in strict
application of the Guidelines to new development projects. In these
instances, the reviewing body shall rely upon the stated review criteria for
deviations to the Architectural Design Guidelines outlined in sub-section
8.3.3.A contained herein.
Proposed renovations or additions which meet the general intent of the
ADG will be offered more latitude with respect to specific non-compliant
items than those which stray from the overall vision of Lionshead as
described within—variances will be granted from the detail of the
Guidelines if the overall intent is met. In addition, any meaningful efforts
to enhance existing structures will be recognized as positive progress,
and strict compliance with the "letter" of these Guidelines is not meant to
discourage potential improvements.
8.4.1.2 Building "Roles"
Certain building sites within Lionshead occupy special locations
within the urban "fabric," or "texture" of the community. To make
best use of these special sites and energize the pedestrian
experience, buildings on the sites will be required to meet the
criteria that immediately follow, in addition to the general criteria
described throughout the rest of the document. The locations of
the special sites are identified within the Lionshead Master Plan.
This section outlines specific architectural requirements for
buildings which occupy these critical sites, based upon the types
of buildings, or building "roles" most appropriate to the sites,
including portals, edge definers, space definers, and landmarks.
26
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Portals
Portals act as the "front doors" to communities or urban spaces
and therefore often present the first images to pedestrians.
Buildings which are located on key sites need to act as inviting
and "friendly" portals to or within Lionshead. Stand-alone
structures can act as portals through appropriately-scaled, large
openings and significant mass, while multiple structures can
accomplish this through proper siting and relationship to one
another. Human scale can be achieved with portals by
introducing horizontal architectural components which relate to the
surrounding context, such as retail frontage heights and other
critical eave heights. This can also be achieved through careful
design of detail which is considerate of the human form; that is,
detail which relates to dimensions people are most comfortable
with, such as railing heights, head heights, story heights, and
similar proportions. Portals within Lionshead can be effective if
they present enough mass to enclose the spaces they are
defining, with enough open area to present the sense of entry
needed for a community of its size and complexity. They may
serve additional functions as well, such as living areas, bridges, or
enclosed connectors, which can help to further animate the portals
and provide additional income-generating space.
Edge Definers
Whereas portals act as the "front doors" to urban communities,
edge-defining buildings act as the "exterior walls" for communities.
Where the edges of Lionshead meet areas exterior to the
community such as Vail Village, the Gore Creek Corridor, and the
highway, buildings must present appropriately-scaled, well-defined
edges to contain Lionshead or act as distinct transition zones from
one neighborhood to the next. The form, massing, and height
guidelines identified in Sections 8.4.2.2 and 8.4.2.3 will direct
much of the design of these edges, but additional considerations
such as building siting, scale, and architectural image should be
taken into account as well.
Building siting should allow for openings to occur between
structures which make up the community edge, to encourage
passers-by to take inviting glimpses inside Lionshead. In addition,
buildings along edges should be scaled according to nearby
structures. Architectural language should be used to offer a
consistent image of Lionshead from the outside—proportions of
buildings and the ways in which they are detailed need to reflect
the overall image found within the community, and "loud," self-
promoting buildings which reference only themselves should be
avoided.
Landmarks
A landmark provides a sense of orientation for the community, and
reinforces its "sense of place" or image. As such, it must be
visible from key locations within the community, such as portals
and major public spaces, and must offer an image consistent with
Lionshead. As a unique architectural element, a landmark should
27
be designed to clearly stand out from the rest of the community,
while still presenting a consistent design language. Care should
be taken to provide a clear hierarchy between the village landmark
and other, secondary landmarks. Landmarks are most successful
when they serve special functions such as bell towers, clock
towers, monuments, or public art, rather than being self-serving.
Furthermore, they should be carefully scaled to the buildings
adjacent to them, as well as to the overall scale of the urban
village.
8.4.1.4 Transition Spaces
General
For the purposes of these Guidelines, transition spaces are
defined as the architectural components which line pedestrian
streets and other public spaces. With this in mind, all structures
which form transition spaces shall be designed with the
transparency and other characteristics described earlier in this
document, along with the dimensional criteria to follow. The intent
is to create a layer of frontage with interest and life, rather than the
typical homogeneous shopping center so common today. To this
end, great latitude is permitted for the design of transition spaces.
Colonnades, Loggias, and Arcades
Architectural features such as colonnades or loggias—comprised
of columns supporting one edge of a roof and often called
arcades—offer yet another way to provide successful transitions
from public space to semi-public space. To maintain
transparency, however, the components which make up these
features—such as columns, piers, and planter walls—should be
designed to allow unencumbered pedestrian movement around
and through them. A minimum clear space of 6' shall be kept
between building faces and streetfront columns, piers, and planter
walls. This clear space will encourage two-way circulation along
retail fronts, and foster comfortable movement. In addition, the
ratio of solid mass (expressed by the column or pier width) to
open area (expressed by the widths of the openings between the
columns or piers) should be designed so it does not act as a
barrier which prevents pedestrians from traveling along or through
the colonnade. Changes in ground plane between public spaces
and colonnades, loggias, and atria can also hinder freedom of
pedestrian movement, and should therefore be generally limited to
12" or less. The overall intent of this section is to direct the careful
design of architectural entities so they do not act as barriers
between public spaces and the buildings those spaces serve.
Within these principles, other factors such as elegant proportions,
appropriate scale, and accessibility must also be considered.
8.4.2 Architecture
8.4.2.1 Introduction
The architectural portion of these Guidelines is intended to provide
a unified, conceptual framework using historical alpine references.
It is imperative that the redevelopment effort address specific
28
architectural design considerations generated by the location,
climate, and surrounding environment—such as addressing views,
using indigenous building materials, and reflecting the alpine
heritage. However, within this framework, the architectural
language of buildings within Lionshead should strive to reinterpret
its heritage and look to the future, instead of simply mimicking the
past.
8.4.2.2 Building Form and Massing
Building form and massing—as design determinants—are
especially critical to the success of Lionshead as an interesting,
inviting resort The forms of buildings and the ways in which they
are massed offer opportunities to present a comfortable,
pedestrian scale to the Lionshead traveler, and to strengthen the
continuity of the streetscape throughout. Other vital corridors
within Lionshead which are not along primary pedestrian/retail
routes—such as the Gore Creek Corridor—can also benefit from
well-designed massing which relates to the scale of those
corridors. Form and massing act to marry a building to its site,
whether the site is part of a paved plaza or sits within natural
topography, and serve to "break down" the scale of the village
fabric when viewed from the ski hill.
The overall design strategy of building form and massing shall
relate to the horizontal organization found within Lionshead (such
as shopfront heights, important floor lines, and critical eave lines),
and to the planning considerations outlined in the Lionshead
Master Plan (such as build-to lines, sun pockets, and view
corridors). The intent of this section is to guide the creation of a
village which is appropriately scaled through the use of
segmented forms and masses. The underlying fabric shall be
constructed of structures which rise out of the ground gradually,
rather than being vertical blocks set on the ground plane. At the
pedestrian scale, the street level should be
dynamic and interesting, by varying forms and masses at the
bases of buildings. These building "skirts" should not be uniform
one- or two-story masses, but rather fragmented forms which offer
interest and diversity.
8.4.2.3 Building Height
General
The following building height and massing criteria shall apply to
the Lionshead Master Plan study area, excluding all residential
properties south of Gore Creek.
Primary Retail Pedestrian Frontages
On any property edge fronting a retail pedestrian street or mall
(see site design guidelines for definition and locations), at least
50% of a building face shall have a maximum 16' initial eave
height, at which point that face must step back a minimum of 12'.
The remaining percentage of building face may have a maximum
36' initial eave height, at which point the building face shall step
back a minimum of 12'. Eave height is defined as the distance
29
from finished grade to the initial primary eave of the structure.
Gable faces of buildings are also measured to their eaves,
excluding the actual wall area which comprises the gable. The
intent of this retail/pedestrian street requirement is to present a
dynamic, fragmented streetfront to outdoor spaces, rather than
uniform blocks of building mass (see Section 8.4.2.2).
Ski Yard and Open Space Frontages
This paragraph applies to the portion of any property not meeting
the criteria of the Primary Retail Pedestrian Frontages section
above, and fronting on the ski yard or the Gore Creek corridor.
Due to the unique and highly visible nature of these areas,
building faces fronting them shall be limited to maximum initial
eave heights of 48', at which point those faces shall step back a
minimum of 12'.
It is critical to note that the 48' maximum initial eave height does
not allow for an unarticulated, flat building face from grade to 48'.
The horizontal and vertical maximum unbroken building face
requirements, as well as all other guidelines contained in this
chapter and the Master Plan, shall apply.
Remaining Building Frontage
Building faces that do not meet the special site criteria of the
sections above may have a maximum initial eave height of 60', at
which point those faces must step back a minimum of 12'. To the
extent possible, all new and redeveloped buildings in Lionshead
should avoid "turning their backs" on other buildings or important
pedestrian corridors. However, it must be acknowledged that very
few buildings have prime frontage on all sides and almost all
buildings will have different programmatic requirements and visual
characteristics on their different faces. Toward that end, a
building's greatest vertical mass and "back of house" functions
should occur on the frontage with the least volume of pedestrian
traffic. In addition, components of a building with the greatest
vertical mass should be oriented north-south to minimize the
blockage of southern views and sunlight.
It is critical to note that the 60' maximum initial eave height does
not allow for an unarticulated, flat building face from grade to 60'.
The horizontal and vertical maximum unbroken building face
requirements, all other guidelines contained in this chapter and
the Master Plan, and DRB review and approval, shall still apply.
Wall Surface Criteria
Notwithstanding the previous height and setback requirements,
there shall be no vertical wall face greater than 35' on a building
without a secondary horizontal step in the building face (the
horizontal step may be a cantilever or a setback). This
requirement is intended to prevent large, unbroken planes in the
middles of building faces, to further
mitigate the visual impact of building height, and to provide for
higher quality and more interesting articulation of structures.
While many instances will necessitate a distance of at least 24" for
30
this movement, it shall be incumbent upon the developer to
demonstrate that the intent of this requirement has been met.
Absolute Maximum Heights
Absolute Maximum Height is defined as the vertical distance from
existing, finished or interpolated grade — whichever is more
restrictive — to the ridge of the nearest primary roof form to that
grade. With this in mind, the Average Maximum Height of any
building shall not exceed 71 ft. Notwithstanding the notion of
Average Maximum Height, the Absolute Maximum Height of any
building shall not exceed 82.5 ft. Within any building footprint,
height shall be measured vertically from the ridgeline of the
primary roof form on a proposed or existing roof to the interpolated
or existing grade directly below said point on a proposed or
existing roof to the imaginary plane created by the interpolated
grades (see Figure 8-15a-c)
Calculation of Average Maximum Height
The intent of implementing an Average Maximum Height for
buildings is to create movement and variety in the ridgelines and
roof forms in Lionshead. Toward that end, the Average Maximum
Height of a building shall be calculated based upon the linear
footage of ridgeline along primary roof forms. Any amount of
primary roof form ridgeline that exceeds 71 ft. must be offset by at
least an equal amount of primary roof form ridgeline falling below
71 ft., with the distance below 71 ft. equivalent to or greater than
the distance exceeding 71 ft. The average calculation shall be
based on the aggregate linear footage of primary roof forms
across an entire structure, not separate individual roof forms (see
Figure 8-15c)
Average Maximum Height Calculation
Average Maximum Height =
�Primary Ridge Length (A) X Average Height of Ridge (A)] +
�Primary Ridge Length (8) X Average Height of Ridge (8)]
+�Primary Ridge Length (C) X Average Height of Ridge (C)] +(...]
-----------------------------------------------------------------------------------------
(Primary Ridge Length (A) + Primary Ridge Length (8) +
Primary Ridge Length (C) + (......)]
Additional Requirements/Exceptions
All buildings, regard/ess of permitted building heights and massing
principles, shall conform to all established Public View Corridors
(see Lionshead Redevelopment Master Plan). Special "landmark"
building elements, such as chimneys, towers, or other unique
architectural forms, may exceed the Absolute Maximum Height,
subject to approval by the reviewing board. This provision is
intended to provide for architectural creativity and quality of
building form, and shall not be used as a means or circumventing
the intent of the building height limitations. In addition, regardless
of final building height, buildings shall avoid monotonous,
unbroken ridge lines, and shall provide visual interest through the
use varied peak heights, roof forms, gables, and other appropriate
architectural techniques.
31
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8.4.2.4 Exterior Walls
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General
Exterior walls within Lionshead shall be designed with clear
definition of base, middle, and to�. This organizing principle will
weave the separate pieces of the community into a consistent
fabric. The tripartite strategy of base, middle, and top will establish
key datums, or special horizontal layers, within the community
which reinforce the form, massing and height guidelines described
earlier. To this end, the three-part definition of buildings shall
relate directly to organizing principles such as existing datums,
architectural elements such as storefront colonnades and awnings
(where applicable), and massing strategies such as building
setbacks and maximum heights. This strategy can relate to form
and massing principles through the development of street-level
setbacks defining the bases of buildings where appropriate, and
minor setbacks relating to the middles and tops of buildings.
The bases of buildings should be visually dynamic to heighten the
pedestrian experience. In addition, their interface with the
topography of the site is crucial, as they act as the transition
zones between man-made structures and natural grade. Visual
dynamics at street level are most effectively accomplished through
the introduction of secondary forms, materials, colors and
detailing.
However, the use of indigenous materials at the primary elements
(see following sections for definitions) is critical in tying buildings
to their sites. Rhythm and order should be introduced to guide the
traveler through the streetscape, and offer an enhanced sense of
movement through Lionshead. To reinforce this intent, street-level
walls shall not span more than 30 feet horizontally without
significantly varying at least 2 of the following 5 characteristics:
• Massing or Height
• Material, Fenestration, or Color
When massing or height are varied, buildings with street-level
walls may vary material, fenestration, or color to meet the 30-foot
span requirement; however, if massing or height are not varied
within 30 feet, material, fenestration, and color must be varied.
Existing buildings may disregard the 30'-maximum horizontal wall
guideline if their structural bays or other organizing elements
exceed 30', provided that the distance over 30' falls within
reasonable limits. An existing building with 36' structural bays, for
instance, is not required to further divide those bays; however, an
existing building with 48' structural bays may be required to divide
those bays into 24' sections, depending upon the nature of the
pedestrian street frontage.
The middles of buildings within Lionshead shall read as "quieY'
masses when compared to building bases and roofs, and should
33
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act as a unifying background throughout the community. This
should be done through the use of simple materials, such as
stucco, and more consistent, repetitive fenestration and detailing
(see Sections 8.4.2.5 and 8.4.2.9). Building middles should not be
designed as less important, banal elements, but rather as
elements which present interest and articulation through subtle
detailing—through fenestration, shutters, trim, and the like—
instead of massing. The tops of walls shall be designed to
comfortably engage their pitched roofs, without the abrupt
changes in form and massing so commonly found in structures
with primarily flat roofs. Walls should also be used to visually
reduce roof heights, through the careful design of lowered plate
heights and integrated dormers, which help to merge wall planes
with roof forms and interlock building masses with roof masses.
The tops of buildings shall be capped with well-proportioned,
pitched roofs, acting as the uppermost unifying image within the
architectural fabric of Lionshead. Roofs viewed from pedestrian
streets should nearly disappear from view as travelers approach,
due to their pitches relative to ground-level sightlines. However,
viewed from a distance, roof forms within Lionshead should offer a
consistent roofscape to the observer within the community or on
the mountain adjacent to it. Guidelines which direct the design of
the roofscape are described in Section 8.4.2.7.
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34
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Materials (Genera/)
As mentioned earlier, building materials should be carefully
selected to recall the heritage of our alpine antecedents, yet look
forward to the vision of Lionshead as a modern resort community.
The specific requirements and limited palette of major building
materials described herein are intended to reinforce the visual
harmony envisioned for the community and act as additional
unifying thread for the resort.
Materials used at primary building elements�lefined as those
which exceed 500 square feet (SF) in wall surface area—shall
recall and relate to the indigenous materials of the area and
enhance the sense of our Colorado mountain resort heritage.
They are described below according to their most appropriate
locations within the tripartite order of individual structures.
Secondary building elements, or those which cover an area of 500
SF or less, may be comprised of varying materials to add design
flexibility, encourage individual expression, and enhance visual
interest. They are not specifically listed within these Guidelines,
but may include materials such as painted steel, canvas and
similar textiles, colored unit masonry, and the like. Within this
framework, creative use of materials is encouraged, but
"patchwork" designs of inconsistent material locations or patterns
should be avoided. All secondary building elements will be
approved at the discretion of the reviewing body.
Base Materials
Materials selected for the bases of buildings must balance the
transparency required at retail shopfronts with the strong,
anchoring elements needed to tie buildings to their sites. That is,
they must successfully integrate the notions of mass wall and
frame wall. In addition, they should offer both large- and small-
scale te�ure at the ground plane, to add varying levels of interest
and heighten the pedestrian experience. With this in mind,
building bases shall be primarily constructed of individual pieces
or unit materials such as stone veneer. When using stone,
veneers should be selected which lend authenticity to mass
walls—thin veneers or those which appear as mere surface
applique should be avoided. Battering may be used as an
additional—but optional—design tool to visually strengthen the
bases of structures. As mentioned earlier, secondary elements
within building bases may incorporate accent materials, but these
materials should be carefully selected to act in concert with the
rest of the architecture. Shopfronts and other special street-level
amenities have the most latitude with respect to material selection,
but can be very successful if constructed of hand-crafted, durable
materials. These types of materials can hold up to the careful
scrutiny of the street-level observer, along with the physical abuse
common to public ways. Acceptable accent materials include—
but are not limited to—wood, wrought iron, forged or formed
metals, and etched glass.
3�
Middle Wall Materials
The middles of buildings shall be constructed of neutral field
materials such as true stucco, EIFS, or wood. These types of
materials help to establish the "quieY' or "background" vertical
surfaces necessary at the major wall planes which typically make
up the bulk of structures. In addition, they offer an interesting
difference between the dynamic nature of building bases and the
more repetitive, subtle patterns of building walls above street
level. Materials such as stucco should be designed as an
expression of mass, rather than infill between structural members.
Where building walls meet roofs, materials which successfully
integrate the tops of buildings to their middles, such as wood in
the form of brackets, rafter tails, and the like, are most effective.
Approved materials for use on building roofs are described in
Section 8.4.2.7 of these Guidelines.
Colors
Building colors for structures within Lionshead should be chosen
to blend structures with the mountain environment, while offering
visual and psychological warmth to observers. To this end, earth
tones and other low-intensity colors derived directly from the
surrounding mountains should be used on primary building
elements, defined as those which cover more than 500 SF. Earth
tones include hues such as off-whites, beiges, tans, and light
grays, introduced in shades slightly darker than their natural
counterparts. Colors inherent to the materials used, such as
natural stones and naturally-weathering woods, generally offer the
hues and textures most desirable within Lionshead, and such
materials should not be painted. However, integrally-colored
concrete, stucco, and semi-transparent wood stains are
acceptable as well. In an effort to limit the palette of colors used
on buildings and avoid the "patchwork" effect, no more than three
colors should be used on primary building elements.
Secondary building elements (500 SF or less in area) may be clad
in accent colors to add visual interest to the overall streetscape.
They should act as highlighting elements at storefronts, primary
entries, and signage, and are most appropriate at lower levels to
engage pedestrian interest. Upper levels, in an effort to act as the
more "quieY' fabric of Lionshead, should avoid brighter colors and
remain true to the earth tones listed above. When used, accent
colors should reflect the natural mountain environment of
Lionshead, with golds, oranges, reds, and shades of green, blue,
and purple used most often. Colors foreign to the mountain
setting should be avoided.
Trim
Trim colors, generally used on elements to express structure, door
and window openings, significant floor lines, fascias, and the like,
shall act in concert with field and accent colors. This is most
effectively accomplished through the selection of deep or vibrant
colors having the same or similar hues, but using different shades
or tints. At street level, accent colors may be used on trim to
express storefronts and reinforce the rhythm of the streetscape.
36
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crnfLSn�aitshi�� _
8.4.2.5 Exterior poors and Windows
General
In the tradition of mountain antecedents, openings for exterior
doors and windows in buildings within the Lionshead community
shall be treated as recessed elements in mass walls of stone,
concrete, or stucco, rather than flush surfaces on them. Within
frame walls, they shall be expressed as infill material between
structural members, and recessed from those members. This
treatment lends itself to the image of structures comprised of
significant mass or structure, instead of curtain walls clad over
lightweight frames. Given this general approach, however, door
and window sizes, shapes, types, materials, and colors should
relate to the tripartite order established through development of
base, middle, and top.
Exterior poor Sizes, Shapes, and Types
Door sizes should be appropriate to their materials, with rustic,
"heavy" doors generally used in stone or concrete to accentuate
mass, and glazed, "IighY' doors used in field materials such as
stucco and wood siding, or at window wall assemblies (see
commercial front exceptions to follow in this Section). Entry doors
located along retail streets and other public ways offer the first
true glimpse of buildings when approached from those spaces,
and should therefore be designed with hand-crafted quality and
attention to detail. These doors should be oversized when
possible, but in proportion to the frontage of which they are a part.
Entry doors for large retail centers or hotels should be significantly
larger than those found in smaller, more intimate shops. Other
doors for structures, regardless of location, should be designed as
part of an obvious hierarchy, with primary entry doors the largest,
secondary entry doors somewhat smaller, and private or egress-
only doors smaller yet.
Shapes of doors should relate directly to their locations on the
building, with rectangular shapes being the most prevalent.
Specially-shaped doors and double doors are encouraged at
primary entries along retail frontages, or as custom portals for
private residences, while the middles of buildings should be
characterized by more standard shapes. Special shapes should
not be overused or used in a random, ad-hoc fashion; shapes
such as arched heads or square, overhead doors should relate to
the overall building architecture.
Exterior poor Materials and Colors
All exterior doors within Lionshead shall be constructed of high-
quality, durable materials such as wood, metal-clad wood, or
metal; doors at primary hotel, condominium, or retail entries may
also include large areas of glass to attract pedestrians. Glass
doors should relate to building orientation, views, or functions, with
large areas of glass generally avoided in locations other than
those noted. Maintenance-free materials such as copper, baked
aluminum, and naturally-weathering woods are encouraged—
37
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painted metals and woods should be avoided whenever possible.
Copper cladding and wrought iron doors may be left to patina
naturally, while industrial metals such as steel and aluminum
should be baked or anodized with finish colors to match building
trim.
Commercial fronts and private entries offer the unique ability to
introduce hand-crafted, custom-built portals for businesses and
private residences, and must also have the ability to display shop
wares. They are therefore permitted more latitude with respect to
materials, colors and amounts of glazing. Aluminum storefronts
may be used on commercial structures, provided they are finished
in factory finish. All-glass doors are permitted as well, with no
limits set on the amount of glass permitted at retail level. Etched
glass is encouraged to bring a level of detail to special storefronts.
Doors which are part of window wall assemblies may also have
large glass areas, to take full advantage of mountain views. All
exterior door glazing shall be non-reflective, to minimize off-site
glare, particularly from the ski mountain.
Exterior poor Hardware
Variations in designs and materials for exterior door hardware at
primary entries are encouraged to bring a level of fine detail and
creative expression to buildings within the community. Approved
materials include brass, copper, wrought iron, wood, and industrial
metals such as aluminum or steel. Industrial metals should be
prefinished in colored or clear factory finish systems to reduce
maintenance problems. Door hardware in areas other than
primary entries should complement the surrounding materials and
details.
Window Sizes, Shapes and Types
As with exterior doors, window sizes should be appropriate to their
surrounding wall materials, with narrow, relatively tall windows
used in stone or concrete, and larger, more expansive windows
used in field materials such as stucco and wood siding, or in
window wall assemblies. Fenestration within field materials
should be designed with decorative trim and sills, or heavy
structural frames, so they do not appear as "punch-outs" within
those materials. Windows located along retail streets and other
public ways offer locations in which to display goods to
pedestrians, and should therefore be designed with particular
care. Window walls should be designed in proportion to their
associated frontages, with windows at large retail centers or hotels
significantly larger than those found in smaller, more intimate
shops. Other fenestration, regardless of location, should be
designed as part of an obvious hierarchy, with lower-level, retail
street openings the largest, and windows above somewhat
smaller.
Shapes of windows should also relate directly to their locations on
the building, with rectangular shapes being the most prevalent.
38
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Fenestration located within the middles of buildings should be
shaped and organized into fairly regular patterns, to establish
rhythm and continuity. Specially-shaped windows are encouraged
at walls along retail frontages, or as custom openings in distinct
areas of private residences. They are also appropriate at dormers
and other special roof elements. As with doors, specially-shaped
windows should relate to the overall building architecture. And as
a general rule, the variety of geometric shapes used should be
limited to 3 on any given building.
Acceptable window types include high-quality fixed, double-hung,
awning, and casement units. Sliding windows and multiple-
opening units such as jalousie are generally lesser-quality units
not conducive to the mountain environment and should be
avoided. At retail levels, bay, box and bow windows are
encouraged to animate the pedestrian street and integrate public
and semi-public domains. All windows should strive to add visual
interest through careful design of mullions, muntins, and divided
lites. The intent of the Guidelines is to recall the regional heritage
through the thoughtful design of fenestration and how it relates in
scale, proportion, and materials, to the tripartite order of structures
within the community.
Window Materials and Colors
Windows within Lionshead shall be painted or stained wood, or
clad in maintenance-free metals such as copper, or aluminum and
steel with baked finishes. Copper cladding may be left to patina
naturally, while baked enamel colors for aluminum and steel
cladding should be similar to trim colors, and in similar
complementary hues to wall colors or stained wood colors.
Factory finishes should be selected to withstand the intense
ultraviolet radiation found at higher elevations, and prolonged
fade-resistant warranties should be considered. In addition,
glazing shall be non-reflective, to minimize off-site glare,
particularly from the ski mountain.
Decorative shutters are permitted within Lionshead only if they are
designed to operate or appear to operate. When used, they
should be constructed of wood and finished with durable stains or
paints. Their design and placement should be consistent and
should not take on a random or haphazard appearance. Design
freedom is encouraged within these parameters, and within the
context of the other architectural elements found on the building,
including handrail designs, ornamental iron, and similar detailing.
8.4.2.6 Balconies, Guardrails, and Handrails
Location and Size
Balconies should be carefully located with respect to their
orientation to the sun, involvement with public spaces, and snow
and watershed from structures above and onto structures or
passers-by below. They should be sized as outdoor rooms, with
ample space for outdoor furniture and other amenities, or merely
as small, private parapets used as "step-outs" to allow fresh air
39
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gunrdrnils und balconr det��ils
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into the adjacent room. False balconies and balconies which
straddle these two roles should be avoided, as they tend to lack
the benefits of either and are often left unused. Proper location
and size will ensure that balconies become animated spaces,
rather than outdoor storage areas. As animated spaces, their
placement in public plazas and pedestrian streets—straddling the
semi-private and public domains—will infuse those spaces with
the vitality needed to draw visitors to Lionshead. Balconies which
face service alleys or are located within other socially "dead"
spaces, or are susceptible to water or snowshed are generally
unsuccessful spaces and should be avoided in Lionshead. The
intent of this Section is to infuse public spaces with the energy of
occupied balconies, and encourage designers to avoid the design
of lifeless balconies which remain unoccupied and therefore
detract from public spaces.
Materials and Designs
Custom designs for balconies, guardrails, and handrails offer the
opportunity for truly creative expression within these Guidelines,
and unique design solutions are encouraged. Approved materials
for primary elements such as guardrails, handrails, posts, and
support brackets include stucco-covered walls (for guardrails
only), naturally weather-resistant woods, wrought iron and other
decorative metals, and steel. Materials such as glass, plastic,
pipe rails, and metal panels are strongly discouraged. Secondary
elements such as pickets and ornamental detailing may use other
materials not listed above but will be reviewed on a case-by-case
basis. Materials which meet the intent of the Guidelines and work
in harmony with the architectural language of the building can lead
to positive solutions, but all secondary building materials will be
approved at the discretion of the reviewing body.
Drainable balconies—or those which shed water off them via
waterproof inembranes as opposed to letting water trickle through
them—shall be designed whenever other balconies, pedestrian
streets, or other public ways are exposed to water or snowshed
from those balconies. Placement of the drain systems should be
carefully considered to avoid passers-by below. Non-drainable
balconies may be used in all other locations and should be
constructed of weather-resistant woods or ornamental metals.
Within these general parameters, balcony, guardrail, and handrail
designs should be patterned after a rational order of structure and
detail. Primary structural or decorative members should be in
proportion to the balconies they are supporting, which in turn
should relate to the overall building scale. An honest, straight-
forward expression of structure should be sought whenever
possible, avoiding design faux pas such as stucco-covered beams
or grossly undersized brackets.
40
8.4.2.7 Roofs
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General
In keeping with the spirit of the area's mountain architecture,
primary roofs within Lionshead are to be predominantly gables
and hips, with sheds or flat roofs permitted at smaller, secondary
roofs. Primary roofs are defined as roofs which cover more than
500 SF of roof area, while secondary roofs are those which cover
500 SF of roof area or less. Secondary roofs which occur at
logical breaks in building massing may exceed 500 SF if the
general intent of fragmented forms and visual harmony is met.
Free-standing sheds and butterfly roofs are not permitted.
Mansard roofs are permitted on buildings where pitched roofs
would be impractical, if the mansards are of similar form, pitch,
material, color, and detail to other roofs within the community (and
identified within these Guidelines). If used, these types of roofs
should be considerate not only of views from the pedestrian street,
but also those from the ski mountain. To this end, areas of flat
roof within the slopes of the mansard shall be limited to the
practical minimum, and the materials for the flat roof shall be black
or in a color to blend with the sloped roof. In addition, rooftop
equipment within the flat areas shall be painted to blend with the
roof material (see "Miscellaneous EquipmenY' Section to follow).
The overall image for Lionshead takes its cue from the simple,
fragmented, gabled roof forms of European alpine villages, where
views of the roofscapes from the mountains are paramount.
All new construction shall comply with the following roof criteria.
Substantial expansions and renovations shall also adhere to these
Guidelines, along with the remaining portions of the building which
are not being expanded or renovated (see exceptions above, in
Sections 8.3.1, 8.3.4.2, and later in this Section). Roof framing
shall be expressed wherever possible, particularly through
exposed ridge beams, outriggers, rafter tails, and fascia boards.
Dimensional Guidelines
Roofs should be constructed with 30" minimum eave and rake
overhangs, with dimensions dependent upon overall building size.
Secondary roofs may have overhangs as small as 18", but should
work with the overall scale of the roofscape. Ridge beams and
outriggers should be of visually sturdy members (6x or 8x material
for wood, and equivalent sizes for other materials), sized to
support rafters and overhangs; decorative end cuts or patterns are
encouraged. Rafter tails shall also appear sturdy (2x or 3x
material for wood) and be exposed to express structure. Eave
and rake fascias shall be wide enough to screen end profiles at
metal roofs, and to offer a consistent image with respect to
structural roof inembers.
Pitch
Roof pitches for primary
inclusive. Pitch breaks
architecturally appropriate
in plane, etc. To add
�1
roofs shall be from 6:12 to 12:12,
are permitted when they occur at
locations such as plate lines, changes
variety to the Lionshead roofscape,
Fig 8-_',S� .S�no�i;�Ttrard ci��t��il.c s!rr�uiJ rrlcu�� �n
nt/rer nrrizrr�°�viu�nl ��icnrrit�.c nn �h�° l�irr%di�i,>.
secondary sloped roofs may have pitches ranging from 4:12 to
12:12, and flat roofs may have limited use as secondary forms.
Existing structures with especially large footprints may deviate
from the pitch requirements if they meet the overall intent of the
roof guidelines and are responsive to views from both the
pedestrian street and the ski mountain. Steep mansard roofs
which exceed the 12:12 maximum pitch criteria are not
encouraged, but may be necessary in certain instances when
excessive building dimensions make the 12:12 pitch requirement
impractical. These buildings will be handled on a case-by-
case basis, and evaluated on intent rather than quantitative
criteria.
Materials and Colors
Primary roofs shall be covered with a limited palette of unit
materials to present a coherent image for Lionshead. Approved
materials for primary roofs include—but are not limited to—metal
shingles, cementitious shingles, concrete tiles, wood shakes or
shingles, and hiqh-quality asphalt shingles which offer acceptable
colors and depth. Metal shingles may be of copper (16 oz/SF
minimum weight), terne metal, or other materials with natural
patina. Secondary roofs may be covered with metal panels, in
corrugated, rolled, or standing seam profiles. Primary roofs shall
be in neutral, earth-tone colors, with brown or gray tones—bright
colors or reflective materials are not permitted. Roofs may
incorporate blends to achieve desired colors—on-site mock-ups
are required when blends are proposed. At retail levels, accent
colors are permitted for secondary roofs to add vitality to the
streetscape. Changes in roof materials or colors shall take place
in logical locations, such as changes in pitch or changes in plane.
Dormers
Dormers are considered secondary roof elements, and as such
are permitted some latitude in terms of form, pitch and material.
Dormers may be gables, hips, or sheds, with pitch as identified
previously for secondary roofs. When designed as an extension
of upper-level walls, they should be constructed in the more
traditional manner, above broken eaves on both sides of the
dormers, as opposed to continuous eaves up and over the
dormers. Design freedom is encouraged, and dormers with non-
compliant forms or pitches will be considered if the overall
roofscape provides the image intended.
Snowguards, Gutters and Downspouts
Snowguards or snowclips shall be used wherever significant
amounts of snow may accumulate over occupied areas, such as
pedestrian streets, entries, patios, decks, balconies, or uncovered
parking areas. Pitched roofs which face north are particularly
susceptible to snow and ice accumulation, as are lower roofs to
the north of—and therefore in the shadow of—their higher
neighbors. In these cases several rows of snowguards or many
snowclips may be necessary. Snow and ice accumulation on
metal roofs—which heat quickly during sunny winter days—is
especially dangerous to unsuspecting persons or equipment.
�2
Metal roofs which face south or are located significantly higher
than adjacent, lower roofs shall be equipped with snowguards or
snowclips to prevent injury to people or damage to lower roofs.
Outdoor gathering areas which face south and are not completely
covered may be exposed to water drip from the roofs above them.
These locations—which may include heavily-used public spaces
such as sun pockets or pocket plazas—are ideal candidates for
gutters and downspouts. Where roofs are in constant shadow or
have northern exposures, gutters and downspouts used in
conjunction with heat tape may work well. Gutters used below
snowguards should be designed to take the load of the
accumulated snow and ice which snowguards frequently release.
Approved materials for gutters and downspouts within Lionshead
include aluminum or steel with baked finish, and copper or lead-
coated copper. Gutter sections may be traditional or half-round.
Snowguards shall be constructed of painted plate steel vertical
supports (painted black, or to match roof or building trim color)
with horizontal members made of materials which recall the
structure of the building, such as timbers, logs, or tube steel .
Large structures, where snowguards are not readily visible from
street level, may use the more utilitarian expanded metal or mesh
dams, welded to steel horizontal sections and vertical supports.
All exposed steel shall be painted.
Miscellaneous Equipment
All miscellaneous rooftop equipment, including roof vents,
antennas and satellite dishes, shall be painted to blend with the
roofs to which they relate. Major pieces of equipment on
commercial buildings shall be strategically located to conceal
them from view, or hidden in cupolas or other structures—
exposed equipment is not permitted. All flashings shall be copper
or painted metal to match those found on exterior walls. The
intent of these provisions is to present a well-blended roofscape
throughout the community, as seen from the public spaces as well
as from the mountain.
Skylights/Solar Panels
Skylights and solar panels are permitted within Lionshead if they
are less than 3 feet higher than the surrounding roof. Both
elements must be included in maximum roof height calculations,
and shall be well-hidden from street level and the mountain.
8.4.2.8 Fireplaces and Chimneys
Fireplace Requirements
Fireplaces shall be designed to meet all applicable Codes,
including the restriction on wood-burning units within Lionshead.
Exposed flues and vents for gas-operated fireplaces or other
equipment such as furnaces should be hidden from primary views,
and painted to blend with the nearest building materials.
�3
l-i,� 1�-?9: L)ecuratire chi�x�rer r�rps
r�n adcJ rnrerest to the iroofsea��c�_
Chimney Sizes and Shapes
All flues 6" diameter or greater which penetrate roofs shall be
designed with chimneys. The sizes of chimneys should be in
scale with the architecture of the building—not small enough to be
lost in the massiveness of the structure, but not large enough to
overwhelm the structure. Chimneys should be designed with
relatively slender proportions when viewed from at least one
profile, with height greater than width, and in rectangular shapes.
Heights of gas-burning chimneys or boiler flues shall be designed
to proportionally match their wood-burning counterparts, to lend
authenticity and consistency to the overall roofscape.
Chimney Materials
Chimneys within Lionshead shall be covered in stone veneer (to
match building veneer) or stucco, to express the alpine heritage of
the area. Wood or metal-clad chimneys are permitted at small,
residentially-scaled buildings only.
Chimney Caps
Chimneys may terminate in decorative caps of stone, stucco, or
metal. Creative designs, such as arched openings within caps,
barrel or pitched metal roofs, and the like are encouraged to lend
interest to the building roofscape. Chimney caps should act as
elegant crowns to nicely-proportioned chimneys, and should not
seem bulky or top-heavy. When flat or pitched stone caps are
used, they shall have a minimum thickness of 4". All chimney
caps shall be designed to screen spark arrestors and other
utilitarian equipment as much as possible.
8.4.2.9 Detail
Detail should be introduced to the architecture of Lionshead to
infuse heritage, culture, and artistry to the Lionshead environment.
Well-designed ornamentation can serve to complement and
perhaps intensify the other architectural principles discussed in
these Guidelines, but should be designed to work in harmony
with—and not against—the basic architecture. The design of
signage, brackets, lightposts, and the like should present a hand-
crafted quality, particularly at street level. Detail at the middles of
buildings should rely more upon pattern or carefully-designed
repetition to visually connect parts of a building together or
separate buildings to one another.
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IV. RECOMMENDED ACTION
Because this is a work session, the Community Development Department recommends that the
Town of Vail Planning and Environmental Commission listen to the presentations, ask any
pertinent questions, and make preliminary comments regarding the Fairmont Vail project.
V. ATTACHMENTS
A. Vicinity Map
B. Application Materials
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: July 14, 2008
SUBJECT: A request for a recommendation to the Vail Town Council to review the
Vail Land Use Plan map, pursuant to Section 8-3, Vail Land Use Plan to
allow for a change in the land use designation from Community Office to
Lionshead Redevelopment Master Plan for properties known as
"Cascade Crossing" and "Vail Professional Building" (Future "Ever Vail"),
located at 953 and 1031 South Frontage Road West/unplatted (A
complete legal description is available for inspection at the Town of Vail
Community Development Department), and setting forth details in regard
thereto. (PEC080036)
Applicant: Town of Vail
Planner: Nicole Peterson
I. DESCRIPTION OF THE REQUEST
The applicant, Town of Vail, is requesting a recommendation from the Planning
and Environmental Commission to the Vail Town Council regarding an
amendment to the Vail Land Use Plan map that would change the designation
from Community Office to Lionshead Redevelopment Master Plan for the
properties known as "Cascade Crossing" and "Vail Professional Building" (Future
"Ever VaiP'), located at 953 and 1031 South Frontage Road West (See
Attachment A: Subject Property Existing Land Use Map and Attachment B:
Subject Property Proposed Land Use Map).
Staff recommends the Commission forward a recommendation of approval to
the Town Council on the proposed map amendment.
II. BACKGROUND
On December 11, 2006, the Planning and Environmental Commission forwarded
a recommendation of approval to the Vail Town Council for a proposed
amendment to the Lionshead Redevelopment Master Plan to amend the
Lionshead Study Area Boundaries to include the subject properties located at
953 and 1031 South Frontage Road West (Attachment C: PEC minutes of
December 11, 2006).
On February 6, 2007, the Vail Town Council adopted Resolution 4, Series of
2007 (Attachment D: Resolution 4, Series of 2007), amending the Lionshead
Study Area Boundaries to include the subject properties located at 953 and 1031
South Frontage Road West (Attachment E: Council minutes of February 6,
2007).
III. ROLES OF THE REVIEWING BOARDS
Vail Land Use Plan Amendments
Planning and Environmental Commission:
Action: The Planning and Environmental Commission is advisory to the
Town Council. The Planning and Environmental Commission shall review
the proposal and make a recommendation to the Town Council on the
consistency of the proposed amendment with applicable review criteria
and the policies, goals and objectives outlined in the Vail Land Use Plan
and other applicable master plan documents.
Design Review Board:
Action: The Design Review Board has no review authority on Land Use
Plan amendments.
Town Council:
Action: The Town Council is responsible for final approval/denial of a Vail
Land Use Plan amendment. The Town Council shall review and approve
the proposal based on the consistency of the proposed amendment with
applicable review criteria and the policies, goals and objectives outlined in
the Vail Land Use Plan and other applicable master plan documents.
IV. APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan (in part)
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail
Town Council. The main purpose of the Land Use Plan is two-fold:
To articulate the land use goals of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land
use decisions may be made within the Town of Vail. The goals, as articulated
within the Land Use Plan, are meant to be used as adopted policy guidelines in
the review process for new development proposals. In conjunction with these
goals, land use categories are defined to indicate general types of land uses
which are then used to develop the Vail Land Use Map. The Land Use Plan is
not intended to be regulatory in nature, but is intended to provide a general
framework to guide decision making. Where the land use categories and zoning
conflict, existing zoning controls development on a site.
The Vail Land Use Plan contains the following goals:
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment,
maintaining a balance between residential, commercial and
2
recreational uses to serve both the visitor and the permanent
resident.
1.2 The quality of the environment including air, water and other
natural resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.4 The original theme of the old Village Core should be carried into
new development in the Village Core through continued
implementation of the Urban Design Guide Plan.
1.5 Commercial strip development of the Valley should be avoided.
1.6 Development proposals on the hillsides should be evaluated on a
case by case basis. Limited development may be permitted for
some low intensity uses in areas that are not highly visible from the
Valley floor. New projects should be carefully controlled and
developed with sensitivity to the environment.
1.7 New subdivisions should not be permitted in high geologic hazard
areas.
1.8 Recreational and public facility development on National Forest
lands may be permitted where no high hazards exist if.�
a) Community objectives are met as articulated in the
Comprehensive Plan.
b) The parcel is adjacent to the Town boundaries, with good
access.
c) The affected neighborhood can be involved in the decision-
making process.
1.9 National Forest land which is exchanged, sold or otherwise falls
into private ownership should remain as open space and not be
zoned for private development.
1.10 Development of Town owned lands by the Town of Vail (other than
parks and open space) may be permitted where no high hazards
exist, if such development is for public use.
1.11 Town owned lands shall not be sold to a private entity, long term
leased to a private entity or converted to a private use without a
public hearing process.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
3
1.13 Vail recognizes its stream tract as being a desirable land feature as
well as its potential for public use.
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort
while accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders
should work together closely to make existing facilities and the
Town function more efficiently.
2.3 The ski area owner, the business community and the Town /eaders
should work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
2.5 The community should improve non-skier recreational options to
improve year-round tourism.
2.6 An additional golf course is needed. The Town should work with
the down valley communities to develop a public golf course as
well as other sports facilities to serve the regional demand for
recreational facilities.
2.7 The Town of Vail should improve the existing park and open space
lands while continuing to purchase open space.
2.8 Day skiers need for parking and access should be accommodated
through creative solutions such as:
a) Increased busing from out of town.
b) Expanded points of access to the mountain by adding
additional base portals.
c) Continuing to provide temporary surface parking.
d) Addition of structured parking.
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to
serve the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial
areas to accommodate both local and visitor needs.
4
3.5 Entertainment oriented business and cultural activities should be
encouraged in the core areas to create diversity. More nighttime
businesses, on-going events and sanctioned "street happenings"
should be encouraged.
4.0 Village Core / Lionshead
4.1 Future commercial development should continue to occur primarily
in existing commercial areas. Future commercial development in
the Core areas needs to be carefully controlled to facilitate access
and delivery.
4.2 Increased density in the Core areas is acceptable so long as the
existing character of each area is preserved thorough
implementation of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and
should be preserved. (scale, alpine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmental quality.)
4.4 The connection between the Village Core and Lionshead should be
enhanced through:
a) Installation of a new type of people mover.
b) Improving the pedestrian system with a creatively designed
connection, oriented toward a nature walk, alpine garden,
and/or sculpture plaza.
c) New development should be controlled to limit commercial
uses.
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, platted areas and as appropriate in new areas where high
hazards do not exist.
5.2 Quality time-share units should be accommodated to help keep
occupancy rates up.
5.3 Affordable employee housing should be made available through
private efforts, assisted by limited incentives, provided by the Town
of Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace
demands for a full range of housing types.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
�
Sub-section 6.4 of the Vail Land Use Plan outlines the definitions of Land Use
Categories referenced on the Land Use map:
CO — Community Office
This area is to include primarily office uses of all types. Some limited
commercial uses, such as retail businesses; including general
merchandise, apparel and accessories and auto service facilities would
also be permitted.
LRMP - Lionshead Redevelopment Master Plan
Included in this category are those properties which are identified as
being included in the Lionshead Redevelopment Master Plan boundaries.
Properties located within this land use category shall be encouraged to
redevelop, per the Master Plan recommendations, as it has been found
that it is necessary in order for Vail to remain a competitive four-season
resort. Uses and activities for these areas are intended to encourage a
safe, convenient and an aesthetically-pleasing guest experience. The
range of uses and activities appropriate in the Lionshead Redevelopment
Master Plan (LRMP) land use category may include skier and resort
services, ski lifts, ski trails, base facilities, public restrooms, ticket sales,
clubs, public plazas, open spaces, parking and loading/delivery
facilities/structures, public utilities, residential, lodges, accommodation
units, deed restricted employee housing, retail businesses, professional
and business offices, personal services, and restaurant uses.
Sub-section 8.3.0 of the Vail Land Use Plan outlines the amendments
procedures for proposed changes to the Plan. The amendment process is one
which is intended to assure the Plan's effectiveness with periodic updates to
reflect current thinking and changing market conditions. The process includes
amendments which may be initiated in any of the following three ways:
A. By the Community Development Department
B. By the Planning and Environmental Commission or Town Council
C. By the Private Sector
Pursuant to Sub-section 8.3.A, in part, (an application initiated by the Community
Development Department),
"The Community Development Department should update and revise
the Plan every three to five years, whenever possible. However, if the
plan is not updated within such time frame, this shall not jeopardize the
validity of the plan. This should include analysis of the goals and
policies; update of the forecasting model and review and revision of the
Land Use Plan map. The Community Development Department would
then make recommendation for proposed changes to the Planning and
Environmental Commission where these changes would then be
considered in a public hearing format. The Planning and Environmental
Commission would then make recommendations to the Town Council,
6
which would also hold a public hearing on the proposed changes. If
adopted, the changes would then become a part of the Plan."
An amendment to the Vail Land Use Plan shall be approved by the Vail Town
Council upon passage of a resolution.
V. REVIEW CRITERIA
Staff is proposing the Land Use Plan map amendments, pursuant to Section
8.3.A Community Development Department Amendments, Vail Land Use Plan,
for the purpose of maintaining consistency between the Lionshead
Redevelopment Master Plan (LRMP) and the Vail Land use Plan map. The two
parcels that are to be amended, from Community Office to LionsHead
Redevelopment Master Plan designation, are currently within the Lionshead
Redevelopment Master Plan Area (Attachment F: Map A Study Area).
The two subject properties are also referenced in the LRMP, through the
adoption of Resolution 4, Series of 2007 (Attachment D) and are slated for re-
development under the Lionshead Redevelopment Master Plan. Therefore, Staff
is proposing the amendments to the Vail Land Use Plan map in order to bring the
Plan up to date with the currently adopted Lionshead Redevelopment Master
Plan.
VI. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission forwards a recommendation of approval of the
proposed Land Use Plan map amendments to the Vail Town Council. Staff's
recommendation is based upon review of criteria outlined in Section V of this
memorandum.
Should the Planning and Environmental choose to forward a recommendation of
approval to the Vail Town Council, Staff recommends the Commission makes the
following motion:
"The Planning and Environmental Commission recommends approval to
the Vail Town Council to review the Vail Land Use Plan map, pursuant to
Section 8-3, Vail Land Use Plan to allow for a change in the land use
designation from Community Office to Lionshead Redevelopment Master
Plan for properties known as "Cascade Crossing" and "Vail Professional
Building" (Future "Ever VaiP), located at 953 and 1031 South Frontage
Road West. "
VII. ATTACHMENTS
A. Subject Property Existing Land Use Map
B. Subject Property Proposed Land Use Map
C. PEC minutes of December 11, 2006
D. Resolution 4, Series of 2007
E. Council minutes of February 6, 2007
F. Map A Study Area (Lionshead Redevelopment Master Plan Area)
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9
ATTACHMENT C:
PEC minutes of December 11, 2006 and
All sequential, previous meeting discussions regarding the request
PLANNING AND ENVIRONMENTAL COMMISSION
PUBLIC MEETING
:
TOWN �JF Yt'� .
December 11, 2006
1:OOpm
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
MEMBERS PRESENT
Doug Cahill
Dicic Cleveland
Bill Je�vitt
Rollie Kjesbo
Bill Pierce
Site Visits:
None
Public Heai7ng — To�vn Council Cha�nbers
MEMBERS ABSENT
Chas Bei7ihardt
Anne Gunion
A request for a final recoininendation of a proposed a�nendinent to the Lionshead
Redevelopment Master Pla�i, pursuant to Section 2.8, Adoption a�id Amendment of
the Master Plan, Lionshead Redevelopment Master Plan, to amend the Lionshead
Stud�- Area Bounda�ies, and Chapter 5, Detailed Plan Recoininendations, to uiclude
the stud�- ``West Lionsheacl" area, generall�-located at 6�6, 862. 890, 923, 934, 953,
1000, and 1031 South Frontage Roacl West/Lot 54 and Tract K of Glen L�-on
Subdivision, Tracts C a�id D, Vail Village Filing 2, and several unplatted pa�cels (a
inore coinplete legal description is available at the Coimnunity Developinent
Department), and setting forth details in regard thereto. (PEC06-0008)
Applicant: Vail Resorts Development Compan�-. To��n of Vail, and Glen Lvon Office
Building General Pa�-tnership
Planner: Warren Cainpbell
ACTION: Recommendation of Approval
MOTION: Kjesbo SECOND: Cleveland
VOTE: 4-1-0
Warren Cainpbell presented an overvie��- of the application and the staff
memoranduin.
Ja�- Peterson, representing Vail Resorts. inacle a presentation on behalf of the
applicant. Mr. Peterson ga� e a brief presentation on the histoi-�- of the application �uid
the revisions made to the proposed asnendment in response to the input received to
date.
10
There �vas no public coimnent.
Dick Cleveland inquired about the appropriateness of the information illustrated on
Figure �-25 and the abilit�- of the Coininission to enforce the height differences
sho���n on � proposed project. He believed th�t the height of an�T fi�ture buildings
needed to be responsive to the site.
Wai7en Cainpbell stated that he believed Figure �-25 «-ould be adequate for the
Master Plan in allo�ving the Coininission and a� clutects flezibilit�- in interpreting the
stepping of a proposed building ui height as it «ent «est.
Bill Je�vitt eipressed concerns about tall buildings on the west side of Red Sandstone
Creek. He believes that the proposed ainendinent fails to ineet the criteria in the
Lionshead Redevelopinent Master. Mr. Je�vitt ��ould rather see an SDD for tlus a�ea
of To��n rather that a master plaiuied approach to developinent.
Bill Pierce eipressed concerns that the lines on the fib res crossed the South Frontage
Roacl and thus affected the Glen L�-on Office Building site. The lines on the plans
�iill be ainended.
Doug Cahill asked to see that the tapering do��n of the buildings taper do�vn to four
stories maiunum on the �vest end of the master plan area.
Warren Cainpbell referenced the proposed figures and m�ps and recominended that
the illustrations be ainended to reflect the conceins of the Coimnission ��ith regard to
building height.
11
ATTACHMENT D: Resolution 4, Series of 2007
RESOLUTION NO. 4
Series of 2007
RESOLUTION 4, SERIES OF 2007, A RESOLUTION TO AMEND CHAPTER 4,
RECOMMENDATIONS - OVERALL STUDY AREA AND CHAPTER 5, DETAILED PLAN
RECOMMENDATIONS, LIONSHEAD REDEVELOPMENT AMSTER PLAN, PUSUANT
TO SECTION 2.8, ADOPTION AND AMENDMENT OF THE MASTER PLAN,
LIONSHEAD REDEVELOPMENT MASTER PLAN, TO INCLUDE TWO NEW PARCELS
AND AMEND THE TEXT OF THE MASTER PLAN FOR THE AREA IDENTIFIED AS
"WEST LIONSHEAD", AND SETTING FORTH DETAILS IN REGARD THERETO.
WHEREAS, on December 15, 1998, the Vail Town Council adopted the
Lionshead Redevelopment Master Plan; and
WHEREAS, on April 6, 1999, the Vail Town Council adopted Ordinance 3, Series
of 1999, which amended the Zoning Regulations and created Lionshead Mixed Use 1
and Lionshead Mixed Use 2 Districts; and
WHEREAS, Section 2.8 of Master Plan outlines a procedure for amending the
Master Plan; and
WHEREAS, the Town of Vail Planning and Environmental Commission has held
a public hearing on the proposed amendment on December 11, 2006, and has
forwarded a recommendation of approval, with modifications, of the amendment to the
Town Council by a vote of 4-1-0 (Jewitt opposed); and
WHEREAS, the purpose of this amendment is to include two new parcels and
amend the text of the Master Plan for the area identified as "West Lionshead" to facilitate
the redevelopment of the area and creation of a new portal to the mountain; and
WHEREAS, the Town Council finds that the proposed amendment improves and
enhances the effectiveness of the Master Plan without negatively affecting the goals,
objectives, and policies prescribed by the Master Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE
TOWN OF VAIL, COLORADO:
The Town Council of the Town of Vail hereby amends the Lionshead
Redevelopment Master Plan as follows:
12
(in part)
CHAPTER 4
Recommendations — Overall Study Area
This section of the master plan addresses issues that affect Lionshead as a whole.
These issues — and recommendations to address them - should be considered in all
planning and policy decisions as Lionshead redevelops.
4.1 Underlying Physical Framework of Lionshead
The Lionshead resort area (that portion of the study area north of Gore
Creek) is a mixed-use urban environment with several discernible land-
use sub-areas, or "hubs" (see Map N). Although the hubs overlap
somewhat, there is no consistent and comprehensive pedestrian
connection between them. The primary goal of the master plan is to
create a visually interesting and functionally efficient pedestrian
environment that connects the hubs to create a cohesive and memorable
resort environment.
4.1.5 West Lionshead — Residential/Mixed-Use Hub
The western end of Lionshead, currently undeveloped, is home to
parking lots, the Vail Associates service yard, the Vail sanitation
plant, the old town shops, a former gas station, the Vail
Professional Building, and Cascade Crossing. This area of
Lionshead is generally under utilized and from an aesthetic
standpoint is not in keeping with what the Town would like to see
Lionshead become as it redevelops in the coming years. The
Town of Vail does place a high value on maintaining the office and
retail areas in West Lionshead and any redevelopment should
reasonably increase the square footage of existing office and have
"no net loss" of retail square footage in West Lionshead.
With their recent acquisition of additional properties in this area,
Vail Resorts has the opportunity to bring lift service to this part of
Lionshead. Lift service brings with it great potential for the re-
development of this area and in doing so expand all of Lionshead
to the west with improved pedestrian connections, new retail and
office activity and other improvements. While lift access will
certainly energize this area during the winter months, attention
should be given to creating a year-round attraction within this area
of Lionshead (see detailed plan recommendations in Chapter 5)
The master plan recommends that this hub become a residential/
mixed use area with an emphasis on meeting the needs of both
the local community and our guests. Appropriate uses could
include high density residential development, lodging, community
and visitor based office and retail space, employee housing and
parking, bus or transit functions and a ski lift connection to Vail
13
Mountain. The catalyst for this mixed use hub is ski lift access to
Vail Mountain. Consideration should be given to integrating
employee housing into the redevelopment of West Lionshead in
accordance with the Town's employee housing policies and
regulations. To the extent possible development patterns in this
area should reflect north-south orientation of buildings, visual
penetrations to the mountain, and a pedestrian oriented
environment. The degree of north-south building orientation may
be difficult given the relatively narrow east-west orientation of this
area. In addition, the introduction of ski lift access in this location
creates a catalyst for an structured public parking facility. All
service and delivery demands created by development in this area
shall be accommodated on-site.
The site will continue to accommodate the existing and potentially
expanded functions of the Vail sanitation plant. The mountain
service yard could be reduced in size, as some functions can be
moved to less central locations. It may also be possible to
relocate the entire mountain service yard to a new location in the
West Lionshead area which would allow for greater flexibility in the
redevelopment of this site. However as the area develops it is
critical that new uses be connected to the primary pedestrian
corridors and that they be served by the Town of Vail in-town
transit system.
4.5 Public Transportation
An efficient transit system is critical to the character and environmental
quality of any pedestrian-oriented resort. Goa/s identified by the master
plan regarding transit include:
4.5.1 Connection to West Lionshead
West Lionshead consists of the West Day Lot, the Vail Associates service
center, the sanitation plant, the Holy Cross lot, the former gas
station site, the Vail Professional 8uilding, and Cascade Crossing.
Because it is an area of potentially significant growth, it is
important that it be fully integrated into the Town of Vail transit
system. The West Lionshead properties are at the outside edge of
the acceptable walking distance to the ski yard (1200 feet). With a
mixed use development in the area which integrates a ski portal,
retail space, office space and residential development, transit
service to this area and interconnections to other portals will be
critical to develop in the future. In addition, the update of the Vail
Transportation Master Plan shall provide direction on the ultimate
location of a Lionshead Transit Facility along with needed
interconnections between ski portals, regional transit stops, and
other transportation modes. The addition of a ski lift in this area
would make this area more viable to redevelopment as it would be
within the acceptable walking distance of a lift (1,200 feet).
4.5.2 Maximum Efficiency and Utilization
The following recommendations are made to enhance the efficiency and
14
functionality of the Lionshead transit connections in anticipation of
future redevelopment in the area:
4.5.2.1 Relocate the Regional Transit Stop
It is recommended that the Lionshead regional transit stop,
currently located at the Lionshead Place cul-de-sac, be relocated
to the proposed north day lot transportation center. This will
provide a Lionshead connection between the regional transit
system and the Town of Vail transit system. In addition, visitors
and employees coming to Lionshead by regional bus will arrive at
a defined portal instead of the current "back door" on Lionshead
Place. Finally, this will remove the large regional buses from West
Lionshead Circle and Lionshead Place. It may be possible to
locate elements of a regional transit stop in the West Lionshead
area in conjunction with a new ski lift and parking facility.
However, given its location on the periphery of Lionshead, this
area may not be the most viable location for a regional transit
stop. Notwithstanding the above, facilities for skier drop-off,
private shuttle vans and Town of Vail in-town buses should be
included in the design of the ski lift and parking facility. In 2006,
the Town of Vail initiated an update of the Vail Transportation
Master Plan. In addition, the Town initiated a development
competition for the Lionshead Parking Structure redevelopment,
which would include a transit facility. It is anticipated that the
Transportation Master Plan update along with the conclusion of
the Lionshead Parking Structure redevelopment process will
provide direction on the ultimate location for a Lionshead Transit
Facility and/or the type of transit facilities that may be necessary in
West Lionshead.
4.6 Vehicular and Pedestrian Circulation
4.6.1 Interstate Highway 70
1-70 is the primary vehicular circulation corridor for the Vail Valley
and is critically important to the economic health of the Vail
community. It does, however, create both a visual and physical
division between the south and north sides of Vail, as well as
consuming a significant amount of land. As Vail continues to grow
over time it is strongly recommended that the ideas of potentially
burying or bridging I-70 through the Town of Vail be studied and
the potential benefits and impacts considered. Specifically,
consideration should be given to securing the air-rights over 1-70
so that future development and circulation scenarios are not
precluded.
4.6.2 South Frontage Road
Recommendations outlined below address potential re-alignment ot
portions of the frontage road, ingress and egress improvements,
bicycle/ pedestrian improvements, and visual improvements. For
15
a detailed discussion of capacity and the impacts of future
development on the frontage road, see the traffic impact study
contained in appendix A. Figure 4-9 depicts potential
redevelopment without the realignment of the Frontage Road
while Figure 4-9a depicts redevelopment with a partial realignment
of the Frontage Road.
4.6.2.1 Potential Realignment
The concept of realigning the South Frontage Road at the
western end of the study area grew out of public
discussions about land development and traffic flow in
West Lionshead. Relative to traffic flow, realignment will
remove the conflict that now exists between through-
traffic and mountain service vehicles (snow-cats and
snowmobiles) entering and exiting the Vail Associates
service yard. Realignment will position the road to the
north of most new development, thus reducing the
potential for conflicting turning movements.
Regarding future land use, the realignment of South Frontage
Road will allow the west day lot and the service yard to
be combined into a contiguous development parcel. This
is an important consideration for the development
conceptually depicted in figure 4-9a, and it would be
necessary if the service yard property is used for a
secondary public parking facility or other uses. Any
existing parking on the West Day Lot must be replaced
within the Lionshead study area. Through the
Transportation Master Plan update it is anticipated that a
significant traffic control device will need to be installed in
the West Lionshead area. Such a device may include a
round about.
Specific considerations regarding realignment are.
a. Proposed Alignment
The proposed realignment of the South Frontage Road is
depicted in figure 4-9a. Critical design issues include
the width of the road and the radius of the curves.
Both of these factors will be important in reducing the
speed of vehicles entering the Lionshead area and the
amount of land consumed by the two curved road
sections. Cooperation between property owners,
developers, the Town of Vail, and the Colorado
Department of Transportation will be necessary to
implement the realignment of the Frontage Road.
b. West Lionshead Circle Connection
It is proposed that West Lionshead Circle connect back to the
frontage road at the west side of the Vail Spa. The
alignment depicted in figure 4-9a terminates
perpendicular to the frontage road and does not
16
require the acquisition of private property. A new
parcel of developable land, suitable for of�ces or non-
resort retail, would be created on the southeast corner
of this intersection.
c. Forest Road Connection
Forest Road could be realigned to cross through the
newly created development parcel, providing access
to that site and connecting at right angles to the
frontage road. Another alternative that should be
considered is to connect Forest Road to West
Lionshead Circle via the existing Frontage Road right-
of-way.
d. Transit and Emergency Vehicle Corridor
A transit and emergency vehicle corridor should
remain in the existing alignment of the frontage road.
This connection is necessary to provide a through-
transit route to the west end of Lionshead and also
keeps in place the existing utility corridor.
e. Feasibility of Realignment
The ability to realign the frontage road will be heavily
influenced by costs, CDOT (Colorado Department of
Transportation), and the Federal highway
administration. Future west Lionshead developments
will require significant upgrades and widening of
South Frontage Road, potentially including the
widening or reconstruction of the bridge over Red
Sandstone Creek. The cost of realigning the frontage
road is in addition to the mandatory costs of
improving the road.
Future Frontage Road Re-alignment
The opportunity may exist to re-locate the Frontage
Road the full length of the West Lionshead planning
area. The benefit of this alternative would be to
eliminate the "Frontage Road barrier" between the
Holy Cross site and the Vail Professional Building.
While this alternative would require coordination with
other surrounding land owners, it could warrant
further study and evaluation in the future.
4.6.7 Simba Run Underpass
Currently the Town of Vail has only two north/south access points
between the North Frontage Road and South Frontage Road
between Main Vail and West Vail. It has been contemplated that
an additional north/south connection be established west of
Cascade Crossing. The need for this underpass will be
accelerated as a result of the Town's redevelopment plans for
Timber Ridge, West Vail and West Lionshead. The
redevelopment of the West Lionshead area should be done in a
17
manner that encourages this new connection to be established in
the future. It is recommended that the proposed amendments to
the Vail Transportation Master Plan provide direction on when
public improvements on the Frontage Road need to occur and
how they are paid for between public and private funds. The
current boundaries of the Lionshead Urban Renewal Authority
should be amended to include the location of the Simba Run
underpass.
4.8 Parking
4.8.3 Public Parking
4.8.3.3 Potential New Parking Sites
To respond to the projected parking demand increase
discussed in the traffic study, it is strongly recommended
that all town-wide parking opportunities be examined or
re-examined prior to any final planning or parking
construction. Specific public parking opportunities in
Lionshead include:
a. Lionshead Parking Structure
The existing Lionshead parking structure is a logical
location for expanded public parking because it is
already owned by the Town of Vail. Also, the structure is
conveniently located between the proposed civic center
on the east and the main portal to the Lionshead
pedestrian mall on the west. No other location offers
visitors such ease of access.
A self-ventilating split deck structure, the garage has six
half decks, each holding approximately 200 vehicles
(1,200 spaces in total). The addition of one complete
level would increase the structure by 400 spaces, two
complete new levels by 800 spaces.
Snow removal is an issue in the addition of new decks.
The top deck of the structure is cleared manually with
front-end loaders. Additional decks will make it
impossible to continue this method, as the internal
dimensions of the structure will not accommodate front-
end loaders. In addition, the construction of a new
delivery staging area on the west end of the structure will
remove the snow storage area presently used.
Alternatives include heating the upper deck, providing for
an alternate snow removal access road to the upper
deck, and construction of a roof over the entire structure.
Public input during the master plan process has indicated
the importance of the eastward view, across the top of
the parking structure, toward the Vail Village as motorists
18
travel east along the South Frontage Road and 1-70.
Future expansion plans of the Lionshead parking
structure should consider the potential impacts
expansion could have on this view plane.
Also an issue is the necessary structural reinforcement of
the existing facility to support the weight of additional
decks.
b. West Lionshead
The construction of a new public parking facility at the
west end of Lionshead has been a planning
consideration since the completion of the Vail
Transportation Master plan in 1991. This site is currently
undeveloped (except for the Vail Associates
maintenance yard) and is large enough to meet projected
parking demand. It is well located in relation to the
potential new eastbound 1-70 access ramps. The
viability of a new public parking facility in this location
would be enhanced by bringing lift service to this area.
The construction of a new public parking facility would
address the existing deficiency of off-street parking on
peak days and the shifting demand of parking created by
the introduction of a new ski lift in West Lionshead. It is
anticipated that the new public parking structure would
contain a approximately 400 public parking spaces,
which would be in excess of any parking requirements
generated by proposed development. The update of the
Vail Transportation Plan should provide final direction on
the location and quantity of additional public parking
spaces in the Town of Vail. The location of additional
public parking should consider where parking is most
optimal for both guests and employees, year round
utilization, mountain operations, and overall traffic
circulation.
Given the location for this parking facility, it had
been assumed that regular transit or shuttle service
would be necessary because of its distance from
the retail core area and the ski yard (greater than a
1200-foot walking radius). However, the location of
the parking structure would be proximate to the
new lift and as such the need for regular shuttle
service would be minimized. However, some
provisions for bus stops and/or a transit facility
should be considered for the parking structure.
4.9 Housing
4.9.4 Potential Housing Sites
Following are specific sites that have been identified as suitable for locals
19
and employee housing (see Map W).
4.9.4.3 Vail Associates Service Yard Holy Cross Site, Vail
Professional Building, Cascade Crossing, North Day Lot,
and the former gas station site
All redevelopment in West Lionshead will need to conform to the
Town's housing policies and requirements. In order to create
activity and vibrancy in West Lionshead it is appropriate to include
some dispersed employee housing opportunities for permanent
local residents in proposed developments in the area consistent
with these policies.
Perhaps the most promising locations to replace the Sunbird
affordable housing project and to conform to the Town's housing
policies and requirements for new employee housing generation in
Lionshead are the North Day Lot, Vail Associates service yard,
and Holy Cross site. However, housing is not the only use these
three properties will need to support The North Day lot is
considered to be the preferred location for a significant housing
project in Lionshead to replace the Sunbird affordable housing
project and provide housing for new employee generation. The
North Day Lot may also need to accommodate a transit center on
the ground level of the development site. Additionally, it may be
necessary to develop a higher revenue-generating product on a
portion of the Vail Associates service yard, Holy Cross, Vail
Professional Building, and Cascade Crossing sites in order to
defray the cost of road and infrastructure improvements. In
planning the site, the following issues need to be considered:
Density
The site offers a unique opportunity to achieve
significant density. While it is important that buildings
here be visually consistent with the overall character of
Lionshead, the desire to maximize the housing
potential may make appropriate the following
deviations from standard development parameters.
First, it may be appropriate to allow for a greater overall
building height than is otherwise allowed under the
Lionshead Architectural Design Guidelines. Any
increase in building height will need to be reviewed on
a case by case basis by the Town of Vail, and any
eventual building height will still need to be visually
appropriate for this location. Second, it is
recommended that the standards for density (units per
acre) be increased at this location to allow for a greater
number of employee housing units. Third, it may be
appropriate to reduce the parking requirements for
employee housing at this location.
4.9.4.4 Red Sandstone Parkinq Area
20
The parking lot and Town of Vail transit stop at the
base of the Red Sandstone Elementary school were
identified as a potential site for employee or locals
housing because of its proximity to the elementary
school, the I-70 pedestrian overpass and the transit
stop. However, the access (vehicular and pedestrian),
safety and functional programming needs of the
elementary school must take priority in any potential
housing development scenario.
4.9.4.5 Old Town Shops
The Old Town Shops, located just west of the Vail
sanitation plant, were identified as potential employee
housing locations during the master planning process.
There are, however, other significant demands on this
site, including potential expansion of the sanitation
plant and the need for a new snowcat mountain access
route from the Vail Associates service yard. In
addition, the presence of the sanitation plant on one
side and the existing gas station on the other reduces
the desirability of this location for employee or locals
housing.
(in part)
CHAPTER 5
Detailed Plan Recommendations
This section of the Lionshead Master plan examines individual parcels and groups of
parcels within the Lionshead study area, excluding the residential properties on the
south side of Gore Creek. The intent of this chapter — and the Master plan as a whole -
is to identify important functional relationships and visual objectives within the district
and to propose a framework for the long-term redevelopment of Lionshead. The
document does not intend to limit or eliminate ideas relating to specific parcels; any
proposals consistent with this framework should be considered even if they are not
anticipated in this document. The parcels addressed here are organized generally from
east to west, starting with the civic hub on the eastern end of the parking structure.
5.9 North Day Lot
The north day lot should be developed as a community transportation
center to consolidate skier drop-off, local and regional transit, local and
regional private shuttles, and charter bus drop-off and pick-up (see figure
5-13). A below-grade service and delivery facility could be constructed
underneath the transit facility. By relocating these functions from their
existing locations to one easily accessible location, this would improve the
quality of vehicular and pedestrian circulation in Lionshead and create a
significant new pedestrian portal into the center of the Lionshead retail
21
mall. Based upon the results of the traffic study (see appendix A), the
conceptual program for this facility is as follows:
a. Skier drop-off.� Nine spaces are recommended at a minimum,
but more should be built if possible to accommodate other
program elements.
b. Town of Vail transit: Two bus spaces are recommended to
accommodate the West Vail transit loop and the possibility for
an eastbound in-town shuttle stop.
c. Regional transit: One bus space is recommended
d. Charter buses: Three to four bus spaces are recommended.
e. Local and regional shuttles: Four shuttle van spaces are
recommended at a minimum.
A critical consideration in the planning and design of this facility will be its
impact on the adjacent Landmark Tower and Townhomes and the
Westwind. Depicted in figure 5-13a, a linear building is recommended at
the southern edge of the site to screen the lower levels of the Landmark
Tower from the transit center. This facility could house a bus shelter and
waiting area, an information center, public restrooms, a small food and
beverage operation, and an elevator core to the pedestrian mall level for
ADA access needs. To the east, earthwork, landscaping, and/ or other
screening measures should be considered to buffer the Westwind. A
more comprehensive solution is to cover the facility with another level or
two of development — perhaps for offices or employee housing - or with a
roof. (Memorable European antecedents exist for grand, covered
transportation centers.) Specifically, the design of the transportation
center should address all impacts: visual, security, sound, and smell that
may affect adjacent properties. Both the Westwind and the Landmark
should be closely involved in the transit center planning and design
process.
Since the adoption of the Lionshead Master Redevelopment Plan, plans
were developed to locate a Transit Center at the North Day Lot.
Integrating the number of uses mentioned above and addressing the
neighborhood concerns regarding a transit center prompted the Town of
Vail to evaluate alternative locations for a transit center. Alternative
locations include:
West Lionshead
Lionshead Parking Structure
North Day Lot
In 2006, the Town of Vail initiated an update of the Vail Transportation
Master Plan. In addition, the Town initiated a development competition
for the Lionshead Parking Structure which would include a transit facility.
It is recommended that the Transportation Master Plan update along with
the conclusion of the Lionshead Parking Structure RFP process provide
direction on the ultimate location for a Lionshead Transit Facility.
22
5.17 West Day Lot/ Vail Associates Service Yard/ Holy Cross Site/Gas Station
Site /Vail Professional Building/ Cascade Crossing
Planning for the western end of Lionshead must consider two different
scenarios: the realignment of South Frontage Road and its retention in
the existing alignment.
While the introduction of lift service is viable in either of these Frontage
Road alternatives, site design will vary depending upon what happens to
the Frontage Road alignment. See Figures 4-9a, and 4-9b for the
Frontage Road realignment alternatives. Notwithstanding these different
Frontage Road scenarios there should be an increase of existing office
square footage and "no net loss" of retail square footage as a result of the
redevelopment of these parcels. Higher densities and building heights
may be appropriate in this area, particularly to encourage the
development of employee housing. However, any development must
meet the overall character and visual intent of the master plan and be
compatible with the adjacent existing development of the Marriott and the
Vail Spa.
As compared to a separate, free-standing portal, West Lionshead is
considered a part of the greater Lionshead area. In order for this area to
be successful, it is important to have a strong pedestrian connection with
the rest of Lionshead. A strong connection along the Gore Creek corridor
already exists. Streetscape improvements along West Lionshead Circle
between Concert Hall Plaza (currently the western end of Lionshead retail
influence) and the Ritz-Carlton Residences will strengthen existing
conditions, and in doing so, improve the viability of mixed uses in West
Lionshead. Improvements to street lighting, walking surfaces, seating
areas and public art are just some examples of what could strengthen this
corridor and in doing so further integrate this area with the rest of
Lionshead.
The development of a strong pedestrian connection between the
Lionshead Core area and the western side of Lionshead will encourage
pedestrian activity in this area and in doing so will energize all of West
Lionshead. During the winter months the ski lift and associated parking
will generate significant pedestrian traffic and activity. However,
consideration should be given to how West Lionshead can be an active
and vibrant place year-round. This could be accomplished in any number
of ways. For example, quality architecture and the creation of appealing
outdoor spaces in and of itself will encourage people to visit this area.
This could be reinforced by a well-crafted program of specialty retailers,
offices, and restaurants. An active program of public art, residential units
that are used for "artists in residence'; a culinary school, improved access
to and utilization of Gore Creek or Red Sandstone Creek for fishing or
other purposes or specific recreation features such as a climbing wall are
just some examples of design elements or land uses that could create a
catalyst for activity. In conjunction with any application to development a
new ski lift, a retail/commercial market study which analyzes the area for
23
the appropriate amount of square footage of retail/commercial that should
be included in the redevelopment of West Lionshead shall be provided.
It is assumed that the development standards of Lionshead Mixed Use 1
or 2 will guide the design of redevelopment in this area. Notwithstanding
the height allowances of these zone districts, building height and massing
shall be responsive to the Gore Creek corridor, the Interstate, and how
building massing transitions at the western end of Lionshead. Buildings
at the westernmost end of West Lionshead shall gradually "step down"
from the maximum allowable height limits of the Lionshead Mixed Use
zone districts. Figure 5-25 provides a general depiction of how building
height shall gradually lower at the western end of this study area. The
intent of these height standards is that building height reduces by entire
floor levels in the locations as generally depicted on Figure 5-25.
Notwithstanding the height allowances depicted on Figure 5-25, buildings
fronting directly along Gore Creek and the western end of Lionshead shall
express no more than three to four levels before "stepping back" to taller
building mass. On the Interstate side of this area building design shall be
articulated to avoid large expanses of shear/unbroken wall planes.
Retention of Existinp Frontape Road Aliqnment
If the Frontage Road remains in its current location the
Maintenance Yard/Holy Cross parcels, the Vail Professional
Building and /Cascade Crossing all remain viable development
sites. The most viable site for a public parking facility would be
the Maintenance Yard/Holy Cross parcels. While other lift
locations are feasible, the old gas station site is a viable location
for a base terminal. This location would require a grade separated
pedestrian crossing over the Frontage Road to the Maintenance
Yard/Holy Cross parcels. A strong east-west oriented pedestrian
corridor with ground floor retail uses would be necessary to create
a strong connection between this area and the rest of Lionshead.
Under this Frontage Road scenario the Vail Professional Building
and Cascade Crossing could be developed as a contiguous
parcel. It is assumed that these parcels would be re-zoned to
Lionshead Mixed Use 1. The Holy Cross site and the Vail
Professional Building both abut Red Sandstone Creek. Any
redevelopment of these parcels should consider how the Creek
can be enhanced and made an asset or amenity of this
redevelopment area.
b. Frontape Road Realipnment behind the Maintenance Yard and
Holv Cross site
The greatest benefit of this realignment alternative is that it results
in one very large and contiguous development parcel and in doing
so integrates the Maintenance Yard/Holy Cross site with the West
Day Lot by removal of the barrier created by the existing Frontage
Road alignment. It also creates the best pedestrian environment
in creating an extension of the Lionshead Retail area in that it
provides the potential to establish a convenient and desirable
pedestrian connection to the rest of Lionshead. With this
24
alternative the most viable site for a public parking facility would
still be the Maintenance Yard/Holy Cross parcels. With the re-
location of the Frontage Road lift access out of the old gas station
site would not require a grade separated pedestrian crossing to
the Maintenance Yard/Holy Cross parcels. However, a grade
separated crossing over the re-located Frontage Road would be
needed to link the Holy Cross site with the Vail Professional
Building. This alternative would also present the opportunity for
relocating and/or enhancing Red Sandstone Creek to make it
more accessible to the community and an aesthetically pleasing
water feature. One possibility may be to pond the creek just south
of the 1-70 corridor and diverting all or a portion of the flow
underneath the new Frontage Road in order to bring "live water"
through the western end of the Holy Cross site. Any modification
or enhancement to the creek corridor would be subject to U. S.
Army Corp of Engineers approval. A strong east-west oriented
pedestrian corridor with ground floor retail uses would be
necessary to create a strong connection between this area and
the rest of Lionshead.
5.18 Old Town Shops
The old town shops site had been targeted for a variety of uses
throughout the master planning process, including employee housing,
expansion of the Vail sanitation plant, and Vail Associates mountain
services. These uses were thought to be appropriate for the site, but it
was recognized they were all not compatible. In 2003 the Eagle River
Water and Sanitation District purchased the old town shops site. The site
was redeveloped with a surface parking lot Additionally, in 2004 Vail
Resorts constructed a bridge across the Gore Creek from this site to
provide possible future mountain operations access to Vail Mountain.
5.20 Eagle River Water and Sanitation District
While this parcel would certainly be a viable development site, the costs
to relocate uses at this site, particularly the treatment facilities, are very
significant. For this reason it is assumed that the treatment facilities will
remain in their existing location. A viable alternative to relocating the
entire building would be to relocate the DistricYs offices and construct "air-
rights" development above and around the treatment facility.
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ATTACHMENT E: Council minutes of February 6, 2007
Vail Town Council Evening Meeting Minutes
Tuesday, February 6, 2007
6:00 P.M.
Vail Town Council Chambers
The regular meeting of the Vail Town Council was called to order at approximately
6:00 P.M. by Mayor Rod Slifer.
Members present: Rod Slifer, Mayor
Kent Logan
Greg Moffet
Kim Newbury
Mark Gordon
Kevin Foley
Not present: Farrow Hitt, Mayor Pro-Tem
Staff Members: Stan Zemler, Town Manager
Matt Mire, Town Attorney
Pam Brandmeyer, Assistant Town Manager
The eleventh item on the agenda was Resolution 4, Series of 2007, a resolution to
amend Chapter 4, Recommendations - Overall Study Area and Chapter 5, Detailed Plan
Recommendations, LionsHead Redevelopment Master Plan, pursuant to Section 2.8,
Adoption and Amendment of the Master Plan, LionsHead Redevelopment Master Plan,
to include two new parcels and amend the text of the Master Plan for the area identified
as "West LionsHead."
Senior Planner Warren Campbell explained that on December 11, 2006, the PEC
forwarded a recommendation of approval by a vote of 4-1-0 (Jewitt opposed), to Council
for amendments outlined in Resolution 4, Series of 2007.
The purpose of the amendment would establish the basis by which West LionsHead
could be redeveloped with a skier gondola in the location of the former gas station site
and the development of mixed use areas, including housing, retail, and office spaces, to
create a new portal to the mountain with all the typical skier services. Another aspect of
the proposed redevelopment includes the possible relocation of the South Frontage
Road.
At the January 2, 2007, hearing Council directed staff to remove Tract K and the other
parcels proposed for inclusion within the LionHead Redevelopment Master Plan by the
town from the proposed text amendments. Staff made those changes to the proposed
amendment leaving only two parcels proposed for addition into West LionsHead.
Campbell gave a presentation regarding the concerns expressed by Council at the
afternoon work session regarding employee housing, building height, and transit.
Gordon asked for wording making additional office space a requirement. The resolution
included the wording, "no net loss", however, he wished that the Master Plan encourage
additional office space.
Representing Vail Resorts, Keith Fernandez, said he would be amicable to considering a
reasonable increase in office space. Foley clarified the proposed additional lift would not
28
increase actual skier numbers, just adjust where Vail Mountain is accessed by skiers.
Foley said he did not believe the proposal could continue without a Simba Run
underpass and desired stronger language regarding the need for Simba Run in
conjunction with any redevelopment in West LionsHead.
Representing Vail Resorts Development Company, Jack Hunn reported LionsHead was
used for 45% of all skier mountain access. He said development of West LionsHead
could possibly result in more skier days as there would be an increase in the overall bed
base in the town.
Gordon encouraged including children's services in the project as it may help to
eliminate congestion at Golden Peak. Moffet expressed concern the housing
requirement for the parcel was being moved elsewhere.
Representing the applicant, Tom Braun said Vail Resorts remained committed to
providing employee housing.
Foley moved to table the resolution with Newbury seconding. The motion failed, 4-2, with
Logan and Foley voting in favor.
Gordon moved to approve the resolution with amendments to the text. Logan seconded.
The proposed amendments to the text included changes to Sections 4.1.5, West
LionsHead - Residential/Mixed Use Hub and 5.17, West Day Lot/Vail Associates Service
Yard/Holy Cross Site/Gas Station SiteNail Professional Building/Cascade Crossing to
have the language state there should be "no net loss" of retail but an increase in office
space.
Amendments to Section 4.6.7, Simba Run, strengthened the language to identify the
need forthe Simba Run underpass with any redevelopment in West LionsHead.
The final amendment to the text occurred in Section 4.9.4.3, Vail Associates Service
Yard, Holy Cross Site, Vail Professional Building, Cascade Crossing, North Day Lot, and
the former filling station site, which changes the text to encourage the dispersal of
employee housing throughout the redevelopment.
Representing the Vail Village Homeowners Association Jim Lamont clarified TIF from
the proposal could be used for a Simba Run underpass.
The motion passed 5-1, Foley opposed.
29
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ATTACHMENT F:
Map A Study Area (Lionshead Redevelopment Master Plan Area)
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: July 14, 2008
SUBJECT: A request for a work session for prescribed regulations amendments to Section
14-10-7, Outdoor Lighting, Vail Town Code, to allow for amendments to the
outdoor lighting standards, and setting forth details in regard thereto.
(PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
I. SUMMARY
The purpose of this work session is to provide the Planning and Environmental
Commission with an introduction to the Town of Vail's request for prescribed regulation
amendments to Section 14-10-7, Outdoor Lighting, to allow for amendments to the
outdoor lighting standards, and setting forth details in regard thereto.
II. DISCUSSION ITEMS
What is the purpose and intent of the Town of Vail's current outdoor lighting
standards?
Sub-section 14-10-7A, Vail Town Code, outlines the purpose and intent of the Town's
current outdoor lighting standards as follows:
"Purpose: This section of the design guidelines establishes standards for
minimizing the unintended and undesirable side effects of outdoor lighting while
encouraging the intended and desirable safety and aesthetic purposes of outdoor
lighting. It is the purpose of the design review guidelines to allow illumination
which provides the minimum amount of lighting which is needed for the property
on which the light sources are located. In addition, the purpose of this section is
to protect the legitimate privacy of neighboring residents by controlling the
intensity of the light source. "
What are the Town of Vail's existing outdoor lighting standards?
The Town's current outdoor lighting standards as established by Section 14-10-7,
Outdoor Lighting, Vail Town Code, as follows:
"14-10-7: OUTDOOR LIGHTING:
A. Purpose: This section of the design guidelines establishes standards for minimizing
the unintended and undesirable side effects of outdoor lighting while encouraging the
intended and desirable safety and aesthetic purposes of outdoor lighting. It is the
purpose of the design review guidelines to allow illumination which provides the
minimum amount of lighting which is needed for the property on which the light sources
are located. In addition, the purpose of this section is to protect the legitimate privacy of
neighboring residents by controlling the intensity of the light source.
8. Approval Required: All outdoor lighting within the town limits shall conform to the
standards set forth below. For the purposes of this section, residentially zoned properties
shall be defined as those in hillside residential, single-family, two-family,
primary/secondary, residential cluster, low density multi-family and medium density
multi-family zone districts, as well as all special development districts which have any of
the above referenced zone districts as the underlying zoning. All other zone districts
shall be considered, for the purposes of this section, as being commercial zoned.
C. Definitions:
FULL CUTOFF: A light source in which no more than two and five-tenths percent (2.5%)
of its total output is emitted above ninety degrees (90°) as measured from nadir as
shown in figure 2 of this section.
LIGHT SOURCE: A single artificial point source of luminescence that emits measurable
radiant energy in or near the visible spectrum.
LUMINANCE: Light sources located on all property in the town which are not fully cut off
shall exhibit a ratio of source lumens to luminous area not exceeding one hundred
twenty five (125). For example:
source lumens «125.
luminous area
LUMINOUS AREA: The maximum light emitting area of a light source, measured in
square inches. The maximum light emitting area is the area of translucent material which
encases a light source. In the case of a clear glass covering, the luminous area is the
area of the light source. Examples of luminous area are shown in figure 1 of this section.
OUTDOOR LIGHTING: Any light source, or collection of light sources, located outside a
building, including, but not limited to, light sources attached to any part of a structure,
located on the surface of the ground, or located on freestanding po/es.
SOURCE LUMENS: Total initial lamp lumens of the light source.
2
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D. Quantity: For lots in residential zone districts, the maximum number of light sources
per lot shall be limited to one light source per one thousand (1, 000) square feet of lot
area, except as provided for below. The location of said lights shall be left open to the
discretion of the property owner, so long as the lights are in compliance with this code.
Light sources which are no more than eighteen inches (18") above grade, as measured
from the top of the fixture to the finish grade below, and are either "full cutoff" fixtures, as
defined in this section, or have a maximum source lumens of four hundred (400)
(equivalent to a 40 watt light bulb), may be allowed in addition to the total number of
permitted outdoor light sources. The number, location, and style of such light sources
are subject to design review.
E. Height Limits For Light Fixtures:
1. For all light sources located in commercial zone districts, the maximum mounting
height for light sources on a pole shall not exceed thirty five feet (35 ). The maximum
mounting height for light sources affixed to vegetation shall not exceed eight feet (8').
2. For all light sources located in residential zone districts, the maximum mounting
height for light sources on a pole or on vegetation shall not exceed eight feet (8).
3
F. Light Sources Affixed To Structures: For all properties within the town, light sources
may be affixed to any wall of a structure. Light sources shall not be affixed to the top of a
roof of a structure.
G. Cutoff Shields: All light sources located in commercial zone districts which exceed
fifteen feet (15') in height shall exhibit a full cutoff shield.
H. Flashing, Revolving Lights: Lights which flash, move, revolve, rotate, scintillate, blink,
flicker, vary in intensity or color, or use intermittent electrical pulsation are prohibited.
1. Exemptions: The standards of this section shall not apply to:
1. Christmas tree lights which are of a temporary nature located in residential zone
districts, as listed herein, and which are illuminated only between November 1 and
April 15 of each year.
2. Christmas tree lights which are temporary in nature and are located in zone
districts other than those residential districts listed herein.
3. Sign illumination, as set forth in title 11 of this code.
4. Municipal lighting installed for the benefit of public health, safety and welfare.
5. Outdoor light sources as set forth in subsection C of this section, which are within
eighteen inches (18') or less of finish grade and are either full cutoff fixtures or have
a maximum source lumens of four hundred (400).
J. Nonconformities: As of the effective date of this subsection, all outdoor lighting that
does not conform to every requirement of this section shall be legal nonconforming
outdoor lighting. Legal nonconforming outdoor lighting shall not be moved in any
direction, nor shall there be any change in use or light type, or any replacement or
structural alteration made to the nonconforming outdoor lighting, without the outdoor
lighting conforming to all applicable requirements of title 12 of this code.
K. Penalty: The penalty for violating this section shall be as provided in section 1-4-1 of
this code. Each day of violation shall constitute a separate offense for the purpose of
calculating the penalty. "
What is the purpose and intent of the proposed regulation amendments?
The purpose of the proposed amendments is to clarify the Town's outdoor lighting
standards to simplify the implementation and enforcement of the Town Code. The
proposed amendments are also intended to update the outdoor lighting standards to
better achieve "green" (i.e. environmentally sensitive and energy efficient lighting fixtures
and techniques) and "dark sky" (i.e. minimizing light pollution) policies.
What regulation amendments are being proposed?
• Replace light fixture luminance standards with more common light impact
calculation methods that are easier to implement and enforce.
• Clarify and update the outdoor lighting standards for multiple-family, commercial,
or mixed-use developments.
• Adopt "green" lighting guidelines or standards to encourage the use of energy
efficient lighting techniques.
• Adopt "dark sky" guidelines or standards to minimize light pollution.
4
• Clarify which specific types of lighting fixtures are allowed and prohibited for
easier implementation and enforcement.
What references materials are available?
There are numerous resources available on the topic of outdoor lighting regulations, and
many can be found and accessed on the internet. Attached are several reference
materials recommended by the American Planning Association's Planning Advisory
Service and the International Dark Sky Association (Attachments A through E). These
materials include background information concerning outdoor lighting issues and
examples of outdoor lighting policies and regulations.
Also attached to this memorandum, are copies of recently updated lighting regulations
from neighboring municipalities including Avon, Eagle, and Aspen (Attachments E
through G)
III. NEXT STEPS
Staff will return to the Planning and Environmental Commission on August 11, 2008, for
further discussion, consideration, and a recommendation to the Vail Town Council.
IV. STAFF RECOMMENDATION
The Community Development Department requests the Planning and Environmental
Commission provides Staff with any initial feedback and direction concerning possible
amendments to update the Town's outdoor lighting standards.
The Community Development Department recommends the Planning and Environmental
Commission tables this item to its August 11, 2008, public hearing for further discussion.
Should the Planning and Environmental Commission choose table this request, Staff
recommends the Commission pass the following motion:
"The Planning and Environmental Commission tables the request for a
prescribed regulations amendments to Section 14-10-7, Outdoor Lighting, Vail
Town Code, to allow for amendments to the outdoor lighting standards, and
setting forth details in regard thereto, to it's August 11, 2008, public hearing."
III. ATTACHMENTS
Attachment A: A Sense of Urqency, prepared by the International Dark Sky Association
Attachment B: Simple Guidelines for Liqhtinq Requlations for Small Communities, Urban
Neiqhborhoods, and Subdivisions, prepared by the International Dark Sky Association
Attachment C: The Model Wisconsin Exterior Liqhtinq Code, prepared by the University
of Wisconsin Extension
Attachment D: Framework for Outdoor Liqhtinq Improvement Ordinances, prepared by
the Indiana Council on Outdoor Lighting Education
Attachment E: Town of Avon Outdoor Lighting Standards
Attachment F: Town of Eagle Outdoor Lighting Standards
Attachment G: Town of Aspen Outdoor Lighting Standards
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A Sense of Urgency
Attachm�nt A
INTERNATIONAL DARK-SKY A830CIATION
sirvcE 1 988
... TO PRESERVE AND PROTECT THE NIGHTTIME ENVIRONMENT AND
OUR HERITAGE OF DARK SKIES THROUGH QUALITY OUTDOOR
LIGHTING."
By Robert L Gent, IDA Board President
It seems like nearly every day some news reporter is calling IDA for help with a story about light
pollution. Usually, their first question is "Why control light pollution, or why care about this?"
Here's what I tell them.
There are many reasons for controlling light pollution. No single argument is all-encompassing,
but when presented together in a logical manner, they make an important point. That is, it is
critically important that we control light pollution immediately. Here are some issues in brief:
1. Bad lighting is a threat to human health. That's why we have had medical doctors at IDA
annual meetings for several years. We know that melatonin production can be
suppressed with even brief periods of moderate lighting during the night. This has far
reaching implications. Bright days and dark nights are important for good health.
2. Light pollution is a serious threat to many species of wildlife. In Florida, dozens of laws
have been enacted just to protect sea turtles, all of which species are threatened or
endangered. But as I like to ask sea turtle enthusiasts, "Shouldn't we also be protecting
humans and other living creatures, too?" Utility companies in South Carolina and Florida
have done much to publish videos, brochures, and warnings to all customers about the
threat to sea turtles.
3. Glare is a serious safety problem. Most people recognize this key issue, and it is
becoming a bigger factor with the "aging eye." In fact, glare control was one of the
driving reasons why the City of Los Angeles converted to fully shielded street lighting
years ago. It's no wonder that glare laws were enacted long ago, even before the IDA
was formed.
4. Light trespass is a violation of property rights. One could develop an entire thesis on this
point alone. Why should anyone permit this form of trespass that can potentially invade
one's bedroom, thereby disturbing one's sleep cycle, and so much more?
5. Energy waste is a big problem for all of us. We are importing more oversees oil than
ever before, and we have become heavily dependent on it. This is true in the USA and
even more so in Europe. If you haven't done so, you should review the IDA newsletter
stories about the Premcor Refinery in Texas. They faced energy problems during
summer brownouts, and they needed to use every way possible to conserve energy.
Shielding lights and using lower power helped them in many ways.
6. Many laypeople are not aware of it, but the "night sky issue" is, in fact, important to
many of us. Protecting our heritage of dark skies is important to amateur astronomers,
to professional astronomers, and to the general public. How many times have you stood
under dark skies filled with thousands of stars? Have you ever pondered the nature of
the unbounded and beautiful universe? It ignites one's imagination. This heritage must
be protected.
INTERNATIONAL DARK-SKY ASSOCIATION
PAGE20F2
There are many other arguments that can be made, and the more you study the issues, the
better you can justify the urgent need to control light pollution. Are there are any good reasons
to promote bad lighting? I can't imagine one that is justified and that would convince the
general public that LP is good.
What about the cost of solving the problem? Fortunately, this isn't like other more complex
environmental problems. We aren't talking about nuclear waste disposal. This isn't like
eliminating green house gases or building new neighborhood landfills. It is much easier.
How can this be done? It's simple. We control glare and see better. We stop light trespass and
conserve energy. All of this improves visibility, and protects our heritage of dark skies. The time
is now to take action. Don't tolerate bad lighting for one moment longer.
3225 NORTH FIRST AVENUE • TUCSON, AZ • 857 1 9-2 1 03 • USA
520-293-31 98 • 520-293-31 92 FP,x • WWW.DARKSKY.ORG • IDA@DARKSKY.ORG
Simple Guidelines
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Attachment B
Simple Guidelines for Lighting Regulations
for Small Communities, Urban Neighborhoods, and Sub._divisio.ns
The purpose of the regulation is to:
• Permit reasonable uses of outdoor lighting for nighttime safety, utility, security, and
enjoyment while preserving the ambiance of the night;
• Curtail and reverse any degradation of the nighttime visual environment and the night sky;
• Minimize glare and obtrusive light by limiting outdoor lighting that is misdirected, excessive,
or unnecessary;
• Conserve energy and resources to the greatest extent possible;
• Help protect the natural environment from the damaging effects of night lighting.
All outdoor lighting fixtures (luminaires) shall be installed in conformance with this Regulation and
with the provisions of the Building Code, the Electrical Code, and the Sign Code, as applicable and
under permit and inspection, if such is required.
Comment: Practical Considerations:
Z
3
4
The idea that more light always results in better safety and security is a myth. One needs
only the right amount of light, in the right place, at the right time. More light often means
wasted light and energy.
Use the lowest wattage of lamp that is feasible. The maximum wattage for most commercial
applications should be 250 watts of high intensity discharge lighting should be considered
the maximum, but less is usually sufficient.
Whenever possible, turn off the lights or use motion sensor controlled lighting.
Incorporate curfews (i.e. turn lights off automatically after a certain hour when businesses
close or traffic is minimal). This is an easy and fast way to initiate dark sky practices.
Maximum Lamp Wattage and Required Luminaire or Lamp Shielding:
All lighting installations shall be designed and installed to be fully shielded (full cutof�, except as
in exceptions below, and shall have a maximum lamp wattage of 250 watts for commercial
lighting, 100 watts incandescent, and 26 watts compact Fluorescent for residential lighting. In
residential areas, light should be shielded such that the lamp itself or the lamp image is not
directly visible outside the property perimeter.
Lighting that is exempt from these regulations:
1. Lighting in swimming pools and other water features governed by Article 680 of the
National Electrical Code.
Z. Exit signs and other illumination required by building codes.
3. Lighting for stairs and ramps, as required by the building code.
4. Signs are regulated by the sign code, but all signs are recommended to be fully shielded.
5. Holiday and temporary lighting (less than thirty days use in any one year).
6. Football, baseball, and softball field lighting, but only with permit from the authority
recognizing that steps have been taken to minimize glare and light trespass, and utilize
sensible curfews.
7. Low voltage landscape lighting, but such lighting should be shielded in such a way as to
eliminate glare and light trespass.
Additional requirements:
• Lighting attached to single-family home structures should not exceed the height of the
eave.
• Residential pole height restrictions can be considered to control light trespass on adjacent
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Simple Guidelines
Page 3 of 3
properties.
Notes:
1. The general belief that more light means better safety and security is just a myth. All that is
needed is the right amount, in the right place, at the right time. More light just means
wasted light and energy.
2. Use the lowest wattage of lamp as possible. For cost saving purposes, consider compact
fluorescent lamps rather than incandescent, as they use much less energy and have a much
longer lifetime.
3. Whenever possible, turn off the lights.
Definitions:
Glare
Intense and blinding light. Causes visual discomfort or disability.
Landscape lighting
Luminaries mounted in or at grade (but not more than 3 feet above grade) and used
solely for landscape rather than any area lighting.
Obtrusive light
Spill light that causes glare, annoyance, discomfort, or loss of visual ability. Light
Pollution.
Luminaire (light fixture)
A complete lighting unit consisting of one or more electric lamps, the lamp holder, any
reflector or lens, ballast (if any), and any other components and accessories.
Fully shielded (full cutoff) luminaire
A luminaire emitting no light above the horizontal plane.
Spill light
Light from a lighting installation that falls outside of the boundaries of the property on
which it is located. Usually results in obtrusive light.
Other Resources for Establishing.0utdoor Liahtin Guidelines
1. Model Lighting Ordinance (MLO)
2. Outdoor Lighting Zones
3. IDA Lighting Code Handbook
4. Directory of Ordinances and Other_Regulat�ons
Copyright �02008
http://www.darksky.org/mc/page.do?sitePageId=58881
,
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Attachment C
The Model Wisconsin Exterior Lighting Code
10/01
University of Wisconsin - Extension
Solid and Hazardous Waste Education Center
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The Model �sconsin Exterior Lighting Code is dedicated
to Ruth Tanner of Lodi, Wisconsin; whose forebears
enjoyed the Milky Way from her back porch; in hopes that
her descendants will one day as well.
�
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Acknowledgments
The Model �sconsin Exterior Lighting Code was compiled and edited by David S. Liebl. Much of
the material in it has been adapted with permission from:
Outdoor Lighting Code Handbook
Version 1.0, April 2000
International Dark Sky Association
The OutdoorLighting Code Handbookwas written by the International Dark-Sky Association
Model Outdoor Lighting Code Committee:
C. Luginbuhl (chair)
D. Crawford
D. Davis
P. Lanna
L. Leetzow
C. Monrad
D. Oesper
A. Upgren
C. Walker
J. Walker
with additional input and consultation from N. Clanton, T. McGowan, M. Mutmansky, and C.
Barron.
The International Dark-Sky Association's (IDA) goals are to be effective in stopping the adverse
environmental impact on dark skies by building awareness of the problem of light pollution and of
the solutions, and to educate everyone about the value and effectiveness of quality nighttime
lighting. The International DarkSky Association believes in a united approach that is very
supportive of the many local and individual efforts.
Specific areas where International DarkSky Association is invoNed include: education on all
aspects of the issues; a regular newsletter; information sheets, brochures, leaflets, economic
information, examples of good lighting design, and other such resources and references;
Speaker's Bureau; documentation of good and bad lighting via photos and video; Good Lighting
Awards; media contacts; press releases; marketing the issues; developing viable and effective
Sections and Affiliates as resources in many communities, regions, and countries.
The Author:
_�
�,, �
International Dark Sky Association
3225 N. First Ave.
Tucson, AZ 85719 USA
www.da rks ky.org
David S. Liebl is a Faculty Associate in the College of Engineering,
UW-Madison; and a Waste Reduction and Management Specialist in
the Solid and Hazardous Waste Education Center UW-Extension.
David works closely with communities, industry and government to
provide training, educational programming, policy review and
technical assistance for pollution prevention and waste reduction.
�
Table of Contents
Preface
What is an Exterior Lighting Code?
Creating an Effective Exterior Lighting Code
1
2
2
Part I: Exterior Lighting Basics
Lighting and the Eye 5
Lamps Used Exterior Lighting 6
Should a Lighting Code Specify Lighting Levels? 11
Lumens Per Acre Caps �2
Classes of Lighting 13
Practical Issues and Problem Areas for Lighting Codes 14
Part 2: The Model Wisconsin Exterior Lighting Code
Introduction to The Model Wisconsin Exterior Lighting Code 21
Using the Model Wisconsin Exterior Lighting Code 21
The Model Wisconsin Exterior Lighting Code
Section 1. Purpose and Intent 22
�
Section 2. Conformance with Applicable Codes
22
Section 3. Applicability 23
Section 4. Shielding and Total Exterior Light Output Standards 24
Section 5. Outdoor Advertising Signs
27
Section 6: Special Uses 29
Section 7. Submission of Plans and Evidence of Compliance
with Code, Subdivision Plats 32
Section 8. Approved Materials and Methods of Construction
or Installation/Operation 33
Section 9. Prohibitions
Section 10. Temporary Exemption
Section 11. Other Exemptions
34
34
35
Section 12. Appeals
Section 13. Law Governing Conflicts
Section 14. Violation and Penalty
Section 15. Severability
Section 16. Definitions
Code References
Glossary Lighting Terms
Sources of Additional Information
References
Sources of Exterior Lighting Equipment
36
36
36
36
37
42
54
55
56
57
Appendix B: Sample Shoreland Lighting Ordinance 58
Appendix A: Sample Nuisance Code & Outreach Brochure 59
�
Preface
Twenty five years ago, we associated pollution with smoking steel mills, burning rivers, and dying
fish and birds. Today, the causes of environmental degradation are more closely linked to our
own behavior. Poorly designed lighting fixtures commonly waste 30% - 40% of the electricity they
use by over-lighting the intended area, and unneoessarily illuminating the surrounding area. By
some estimates, a billions doilars/year are wasted by pooriy designed and installed lighting. In
addition to this basic cost, the impact of energy waste caused by bad lighting on pollution from
Wisconsin's #1 emitter of toxic chemicals, electric utilities, is substantial
Developing an awareness of, and appreciation for, the local environment encourages individuals
to make lifestyle choices that, in aggregate, can have a profound impact on environmental
quality. Bad lighting is not only a barrier between the human community and the environment,
furthering our estrangement from our natural heritage, bad lighting is waste. One need only see a
picture of America taken from space at night and wonder, what it is it that we are illuminating up
there?
The Midwest at Night from Space
Chicago, Milwaukee and Lake Michigan are right-center, Minneapolis top-center
But it is the loss of the naturally dark, star-filled sky that is the greatest loss, akin to the loss of
our forested landscapes, fresh air and clean water. The night sky has been a canvas for our
hopes and inspirations since we have been aware enough to raise our eyes from the ground.
Our children are being robbed of this inspiration with 70% living were the Milky Way cannot be
seen at night.
This need not happen. Careful and considered use of lighting at night (i.e. using light only where
and when it is really needed), would pull back the veil from over the stars in all but the largest
cities. The universe above could return to our towns and homes, to inspire the coming
generations as it inspired those have seen Orion the Hunter with a Golden Fleece of stars tightly
in his grip.
What is an Exterior Lighting Code?
An exterior lighting code is a legal document that establishes permitted and prohibited lighting
practices, with an emphasis on limiting obtrusive aspects of lighting, rather than recommending
good lighting practices. Lighting codes are often included as a chapter of local zoning or
land-use plans. The standards of a lighting code are applied to new construction of all kinds in
much the same way as a building code, electrical code or plumbing code, therefore consideration
should be given to enacting the lighting code using a similar legal structure to these. Lighting
codes also may require some previously installed lighting to be brought into compliance.
Lighting codes may be enacted at different levels: state, county , city or township, even
development project or neighborhood. State-level codes usually address only very general
issues and may not have enforcement mechanisms. "fhough they may nonetheless serve a
valuable role, enabling the adoption of more comprehensive codes by local units of government,
and establishing a basic code for areas of the state that do not yet have or may never have more
comprehensive codes. State-level codes also address lighting built with state funding, such as
state highways or state-owned facilities that are otherwise legally exempt from local codes.
Municipal lighting codes dovetail into existing building and zoning code. Enforcement authority
already exists at the municipal level, and system of fees to support administrative activities is
easy to implement. Furthermore, politics at the local level often are more inclusive, limiting the
influence of special interests on the ordinance development. Finally, a well conducted local effort
provides many opportunities to educate citizen about lighting issues.
At the development or subdivision level, lighting codes or restrictions can be included in design
standards or Conditions, Covenants or Restrictions to be applied only to the homes or
developments within the subdivision. Such codes are often the most effective vehicle to address
specific residential lighting issues, such as shielding of low-voltage lighting, that are often
exempted in higher-level lighting codesfor practical reasons.
Creating an Effective Exterior Lighting Code
The goal of an exterior lighting code is the elimination of glare, light trespass, unnecessary
uplight, and the minimization of other adverse effects from lighting, such as light trespass, glare
and energy waste. A good lighting code is a vital step toward these goals, but actually achieving
them requires not only a code, but also effective implementation and enforcement of the. The
adoption of a good lighting code for your community is the result of a series of steps:
1. Organize to Establish a Lighting Code
To begin the process of getting a lighting code for your community, you must first seek to
establish a consensus that there is a problem and that something needs to be done about it.
Educate yourself about the issues, using this resource and materials on the International
DarkSky Association website (http://www,darksky.org) . Especially valuable are IDA sheets #6:
Advice on Working with Community Leaders, Offidals and Others, #96: How to Get an Outdoor
Lighting Ordinance.
Meet with like minded neighbors, perhaps members of a local astronomy club, staff and users of
local natural parks or areas, members of local environmental groups, civic groups, lighting
engineers and designers. Meet also, early on, with the planning staff and the city council or other
governing board of the community, tell them what you see as the problems, and seek their input
on what they see as the problems. Give talks to local groups about the issues.
2
When enough people are concerned about the state of exterior lighting, then a group can be
formed to investigate solutions. Members should include yourselves, members of the planning
staff, perhaps council members, lighting designers, sign manufacturers, electrical or lighting
contractors. Membership should be broad, but the committee must also keep clear what the
problems are and not steer away from finding effective answers to the problems.
2. Define the Problem
As a beginning point, your committee and community must define the problems it wants
addressed, and rank them where appropriate in order of priority. Is energy conservation and
toxic pollution a principle concem? Sky brightness? Is there a concern in the community about
over-lighting, or perhaps under-lighting, or both? Is there a significant senior population who is
likely to be more sensitive to glare than younger atizens? How sensitive is the community to the
aesthetic appearance of the community at night? Does the community place a higher priority on
the preservation of starry skies, or on illuminated man-made structures?
In most communities, even before you can hope to draft a lighting code, an awareness of the
issues and of the characteristics of quality lighting must be built. This process starts first with any
group that is especially motivated or sensitive to the issues, including persons sensitive to the
aesthetic character of dark skies and/or the many values of quality lighting. 7hrough efforts at
education, this initial group can broaden community awareness generally, and especially of the
legislative bodies (town boards, city councils or county supervisors), and develop through this
process a broad consensus both that there is a problem and that there are effective solutions.
3. Draft and Enact a Lighting Code
Work closely with lighting design professionals and zoning and planning staff to develop
language for your exterior lighting code. Use The Model �sconsin Exterior Lighting Code as a
point of discussion to help reach agreement about what is needed for your community. Only then
should the process begin of drafting a code, and moving it through the process of community
review, enactment and implementation. Expect this step to take a considerable amount of time
as many constituenaes are effected by lighting decision.
3. Enforcement and Monitoring
If careful consideration is not given in these first steps to the practical issues of enforcement,
adoption of a good lighting code will not achieve the goal of quality lighting and dark skies. To
have a code that will be effective requires not only careful consideration of the implications of the
way the code standards are written and evaluated, it also requires that the awareness and
interest of the community in the issues is maintained. Breakdown on these factors has been the
downfall of many otherwise technically correct lighting codes.
4. Stay Involved!
Practicality of implementation, application and enforcement are emphasized again and again in
The Model Wisconsin ExteriorLighting Code. Definitions must be understandable; rules must not
only be technically correct and effective, they must also be understandable and easily
interpretable and enforceable; forms for implementation and administration must be clear and
understandable to lighting users, lighting designers, and planning staff. Achieving these complex
and interrelated goals is challenging, and requires a ongoing commitment from the proponents of
better lighting .
�
5. Ongoing Education About Exterior Lighting
Much can be accomplished through a process of general education in a community; many di�cult
enforcement problems cannot be effectively addressed in any other way. While such an
education process is vital to the drafting and adoption of an exterior lighting code, after the code
is in place, its continued success depends on maintaining the involvement of the community.
Understanding of lighting issues built during the process of drafting and adopting a lighting code
must be continualiy refreshed, as new issues arise and technology changes.
An effective way to address these concerns is through the formation of a lighting advisory group.
The lighting advisory group or committee meets regularly to discuss the lighting issues facing the
community, to explore ways to improve community lighting, the effectiveness of the lighting codes
and of the efforts of the planning staff to implement them. Such groups can help maintain the
visibility of lighting issues in the community and serve as a resource to the community when
questions arise about lighting. They can recognize good lighting installations in the community
through good lighting awards; provide handout sheets to building departments for distribution to
developers and new home builders; write letters to the newspaper editor and guest editorials
describing the issues; give talks on the issues to the public and to retailers and electrical
contractors; provide training for community development staff and inspectors; bring violations to
the attention of enforcement staff. No one wants bad lighting; the advisory group can help
educate your community about what constitutes good lighting.
�
Part I: Exterior Lighting Basics
Why Lighting Is Used -
Exterior lighting is used for a variery of purposes in our modern sociery. For work or recreation it
enables people to see essential detail so they can undertake activities at night. Lighting can
facilitate and enhance the safery and securiry of persons or property, for example through lighting
on roads and pathways. It is also used to emphasize features of architectural or historical
significance, and to light parks and gardens. Exterior lighting is often used for advertising or
display to promote products or services, or to call attention to commercial premises by means of
area lighting or signs.
Why Exterior Lighting Should Be Controlled -
Though there are many needs for lighting in the built environment, the obtrusive aspects of lighting
often extend well beyond the boundaries of the area in which the lighting is intended for use.
These obtrusive aspects, such as glare, light trespass, energy waste and sky glow, can have
serious consequences for the public health, safery and welfare.
Careless lighting practices can have serious impacts on public safety. Glare and excessive
contrast caused by pooriy shielded luminaires and over-lighting compromise everyone's abiliry to
see. Aging eyes are particularly susceptible to these disabling effects. While it is commonly
known that many elder citizens are reluctant to drive at night, but it is not so widely known that a
large portion of the problem originates solely with glare caused by poor exterior lighting practices.
Further, some perfectly legitimate purposes for lighting have potential incompatibilities. As an
example, the advertising effect of illumination that appears brighter or "cheerier" than the
competition is a well entrenched aspect of business lore. The resultant competition for
commercial visibiliry is leading to extreme examples of over-lighting and glare. Though lighting
may sometimes be effective in attracting customers, over-lighting interFeres with visibiliry on
adjacent walkways and roadways. Exterior lighting can be effectively regulated with carefully
considered attention to design, installation and use. But balancing these competing interests
requires a carefully considered lighting code.
Lighting and the Eye -
When evaluating the characteristics of lighting and lighting systems, it is easy to become lost in
technical measures of lumens, lux, uniformities, mounting heights, candelas and watts. But to be
useful, all lighting must be gauged ultimately in terms of visibiliiy, i.e. effectiveness in interaction
with the human system of visual perception. An understanding of the characteristic of this
complex system has been slow to develop, and is still deficient in many ways.
The ability of the eye to see at night is based on physiological adaptation to ambient light levels.
Glare and brightness from bad lighting compromise our adaptation, leading to unsafe conditions,
that ironically are often compensated for by additional lighting. And, while nighttime safety and
security are based on our ability to see potential threats, there are numerous examples of poorly
designed or installed security lighting that reduce visual acuitywhile creating impenetrable
shadow, in effect creating a less safe nighttime environment.
We use artificial lighting to be able to see our way in darkness, and while this seems like an
obvious statement, it is not really as simple as that. Our eyes can adjust themselves to a wide
range of light levels (we all know the difference between walking outside under the full moon, and
under a moonless sky).The eye has a dynamic range of nine orders of magnitude, that is, it
operates over a range of light intensities of 1,000,000,000:1, and it has the abiliry to resolve a 1%
difference in luminance over this range. We accommodate this wide range in brightness through
pupillary, photochemical, and neurological adaptations in the eye.
The rear of the eye is lined with the retina, a specialized tissue containing photosensitive cells that
convert light into nerve impulses. Under bright conditions, cone cell receptors concentrated near
the center of the retina send the image to the brain. In dim light, rod cell receptors surrounding
the cones come into play, allowing us to see movement in the dark.
At night, the fully adapted eye is sensitive enough to see a single candle 10 miles away. However,
shifting from the bright to dark operating range of the eye is not instantaneous. Rod cells can
require 60 minutes or longer to fully adapt to darkness. This is why we squint when walking from
darkness into bright light, or pause to let our eyes adjust when stepping out into the night.
There has been considerable interest in recent years among lighting professionals in the
sensitiviry of the human eye under low light conditions. Everyone knows that you can see better at
low lighting levels after your eyes become accustomed to the dark; who hasn't stumbled to a seat
in a movie theater after arriving a bit late, only to navigate the same aisles with ease to get
popcom later on after your eyes adjust? Less widely known is the fact that the eye's spectral
sensitiviry also shifts as dark adaptation progresses. Under daylight conditions the eye is sensitive
to the spectral range from deep red (at about 700 nanometers (nm) or longer) to violet (at about
350 or 400 nm). The greatest sensitiviry is in the middle of this range, at about 555 nm or
yellow-green. But when the eye becomes fully dark-adapted the peak sensitiviry shifts blueward to
about 507 nanometers, in the blue-green portion of the spectrum.
This shift in spectral sensitiviry means that the relative efficiencies of different lighting sources
(with different colors or spectral distributions) will also shift. To illustrate, consider low-pressure
sodium lighting, with a nearly monochromatic spectral output near 589 nm. This wavelength falls
very near the peak sensitiviry of the eye's light-adapted response, and accounts for the high
efficiency attributed to LPS. But under completely dark-adapted conditions, the peak sensitivity of
the eye shifts toward the blue and lies further from the peak LPS emission, decreasing the
efficiency of LPS.
Lamps Used For Exterior Lighting -
There are many rypes of lamps used in exterior lighting, a much greater variery than are familiar to
most lighting users. Each lamp rype has applications where it is most appropriate. Lighting
designers evafuate a variety of factors when choosing lamps including: available luminous outputs,
output maintenance (how the lamp's output decreases with time), efficiency, capital costs, life
cycle costs, color, size, lifetime, environmental factors such as hazardous materials and effects on
wildlife, and availabiliry of fixtures. When decisions are made about what kinds of lamps to use in
a project, or to require in a lighting code, a fair consideration of all factors must be made.
Following are descriptions of the principle lighting rypes used for exterior area lighting and
decoration. The less common or newer lighting technologies such as light-emitting diodes (LEDs),
induction lamps, and others, are not discussed here, though they may occasionally be seen in
large projects such as bridge or traffic lighting. (For further information See: IESNA Lighting
Handbook, and International DarkSky Association Information Sheets #52: Efficient Outdoor
Lighting.)
Incandescent
Incandescent lamps are the lamps most familiar to homeowners; they are
commonly used for the majority of residential lighting, both indoor and exterior.
Light is produced by the passage of an electrical current through a tungsten
wire in an evacuated or halogen-filled glass or silica bulb. Incandescent lamps
are widely available in a variety of lamp styles of low to moderate luminous
output (mostly below 2,000 lumens).
Advantages include low capital cost for lamps and luminaires, wide availabil�y,
wide variety of both lamp and fixture types, lack of a warm-up period, and lack
of hazardous wastes. Disadvantages include short lifetimes (most less than a few thousand
hours), lowest efficiency (about 8-20 lumens/watt) with resultant high per-lumen energy use and
life cycle cost, attraction of insects, and high heat production.
Fluorescent
Fluorescent lamps are also seen in residential lighting, but they are most
common for indoor retail and office uses. They are occasionally seen in
exterior area lighting (usually in smaller or older installations). Light is produced
by an electrical arc in a low-pressure (2/1000th atmosphere) mixture of gases
that include mercury vapor. This creates ultra-violet radiation which activates
fluorescent powders coated on the inside of the tube. A current-limiting device
(ballast) is required to operate these lamps, but they can be easily and
immediately switched on and off like incandescent lamps and reach nearly full
output almost immediately.
Fluorescent lamps are also available in the so-called "compacY' styles that are
often installed in typical incandescent fixtures. These "PL" fluorescent bulbs
make highly efficient and cost-effective replacements for low-output residential
lighting fixtures that are not too frequently cycled off and on. Outputs up to
about 8,000 lumens are available.
Advantages include bw initial costs for lamps and fixtures compared with other lamp types, low life
cycle costs and high efficiency compared to incandescent (40-70 lumens/watt mean output), no
warm-up period, good color rendition, and long lifetime (10,000 - 20,000 hrs). Disadvantages
include high initial costs compared to incandescent lamps, large lamp size, low efficiency
compared to other lamp types, and hazardous mercury waste during disposal.
Mercury Vapor
Mercury vapor lamps were the first widely used high-intensitydischarge (HID)
lamps. Light is produced by the passage of an electric arc through a small tube
filled with mercury vapor at high pressure (2-4 atmospheres). A ballast is
required to operate the lamp, and full output is not reached for several minutes
after power is applied. Though highly efficient and long-lived compared to the
incandescent they have many disadvantages including: low luminous efficiency,
poor color rendition, and high ultra-violet output.
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One unusual characteristic of these lamps is that they seldom "burn out,"
instead fading to lower and lower outputs over years or even decades, though still consuming
essentially the original amount of electrical power. Many old fixtures are still in use however, and
they remain available on the homeowner market as poorly shielded "dusk to dawn" fixtures.
Mercury vapor lamps have now been almost completely replaced in new commercial applications
by the more efficient metal halide and high-pressure sodium lamps.
Neon
"Neon" or "luminous tube" lighting is a term applied to a variety of small-diameter glass-tube
sources, generally used for decorative purposes and signage. Light is produced by passing
electrical current through mixture of inercury vapor and gas fill (e.g. neon) producing light with a
color or spectrum characteristic of the gas fill. Luminous outputs are not typically defined per
lamp, but rather per foof or permefer, and depend principally on the type gas fill, diameter and
current rating.
Luminous tube lighting is used for applications thattake advantage of the color variety and
flexibility of shape inherent in the technology. It is not meaningiul to compare the advantages and
disadvantages of neon to the other lighting sources described, but "neon" lighting can account for
large total outputs when used for architectural outlining, so should not be overlooked in lighting
codes.
Metal Halide
Metal halide lamps are HID lamps, similar to mercury vapor lamps but with the addition of small
amounts of various metallic halides (i.e. scandium, sodium, dysprosium, holmium and thulium
iodide). Light is produced, as in the mercury vapor lamp, by the passage of an electrical arc
through a small tube filled with mercury vapor and metal halides at 2-4 times atmospheric
pressure. A ballast is required, and full output is not reached for 2-10 minutes after power is
applied.
Metal halide lamps are commonly used in commercial exterior lighting where white light with good
color rendition is desired, f�r example: car dealerships, sports lighting, and service station
canopies. Advantages include a wide variety of moderate to high luminous output lamps (3500 -
170,000 lumens mean output), high e�ciency compared to incandescent and mercury vapor (45 -
90 lumens/watt mean), and good color rendition. Disadvantages include: low efficiency and output
maintenance compared to high- and low-pressure sodium, short lamp lifetime compared to
high-pressure sodium, color changes, ultra-violet output if not adequately filtered, and potentially
hazardous mercury waste on disposal.
High-Pressure Sodium
High-pressure sodium lamps are the most widely used HID lamps for roadway
and parking lot lighting. Light is produced by passing an electric arc through a
small tube filled with sodium vapor at about 1/4 atmospheric pressure. A
ballast and warm-up period of about 10 minutes are required. Advantages
include: long lifetime, a wide variety of moderate to high luminous output
lamps (2000 - 120,000 lumens mean output), high e�ciency and good
maintenance of luminous output compared to all lamp types except LPS,
moderate color rendition compared to LPS, and wide availability and moderate
cost of lamps and luminaires. Disadvantages include: poor color rendition
compared to metal halide, fluorescent and incandescent, poor output
maintenance and efficiency compared to low-pressure sodium, and potentially
hazardous mercury waste.
Low-Pressure Sodium
Low-pressure sodium lamps are widely used in parts of Europe and
elsewhere, and in some American cities, particularly those near active
astronomical research facilities and those concerned about energy issues and
municipal electric bills. Light is produced by the passage of an electrical arc
through a tube filled with sodium vapor at about 6 millionths of atmospheric
pressure. A ballast is required and 7-15 minutes are needed to reach full
output. The light produced by LPS lamps is nearly monochromatic (i.e.
producing light at nearly a single wavelength near 589 nanometers), and
though the eye is very sensitive to this wavelength, resulting in the high
effciency oF LPS, the eye cannot distinguish colors when LPS light is the only
source available.
Low-pressure sodium lighting is favored where energy consumption and
costs are a concem and where color discrimination is either not needed or is
supplied by other lighting. Advantages include: the highest luminous
efficiency and lowest energy use, low glare associated with the large lamps, good visibility and low
scattering, minimal effects on insects and other wildlife, and lack of hazardous mercury wastes.
Disadvantages include the lack of color rendition, short lamp lifetime and higher lamp replacement
costs compared to HPS, and large lamp size in the higher output lamps.
�
Effective Lumens per Watt Efficiencies of Light Sources
at Different Lighting Levels
The conventional preference ranking fi�r lamp types (LPS > HPS > MH > MV) holds for all
luminance levels relevant for street lighting. It is not until illumination becomes as low or lower
than full moonlight (about 1/10 of the lowest levels encountered n roadways or parking lots)
that metal halide begins to exceed LPS and HPS efficiency.
Uncertainty in the degree that peripheral and central vision are important to the various and
sometimes subtle tasks required under exterior lighting leads to uncertainty in the degree of
importance that should be ascribed to the efficiencies of lighting sources at low lighting levels
and to peripheral vision. The best current research, however, shows that under typical
outdoor lighting levels, the visual system's performance, at least under laboratory conditions,
is best characterized as lying much closer to the light-adapted response than to the
dark-adapted response (see graph above, as well as IDA IS #136: Some Issues in Low Lighf
Level Vision, and references therein).
Amateur astronomers will not be surprised at this, since they know that the eye is nowhere
near dark-adapted after driving a car or walking around in an illuminated area such as a
parking lot. More research needs to be done, but at present the indications are that yellow
light sources such as LPS and HPS maintain most of their efficiency advantage over bluer
sources such as metal halide and mercury vapor under conditions commonly encountered
under typical exterior artificial illumination.
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Log (Luminance [cd/m�])
Key: LPS = low-pressure sodium;
HPS = high-pressure sodium;
MH = metal halide;
MV = mercury vapor.
(Adapted from Adrian, W., 1999, "The
Influence of the Spectral Power Distribution for
Equal Visual Performance in Roadway
Lighting Levels", in Proceedings: Vision at
Low Light Levels, EPRI, Palo Alto, CA, pg. 85)
LAMP TYPE COMPARISON -- SUMMARY
This table summarizes the differences in the lamp types for the most common sizes encountered
in exterior lighting, exclusive of sports lighting. Values given are approximate, and relative
comparisons will depend on the details of the application.
Lamp Type
Incandescen Fluorescent Metal Halide High-Pressure Low-Pressure
Sodium Sodium
Wattage 25-150 18-95 50-400 50-400 18-180
Output (lumens) 210-2700 1000-7500 1900-30000 3600-46000 1800-33000
Efficiency g_18 55-79 38-75 72-115 100-183
(lumens/watt)
Lumen Maintenance g0(85) 85(80) 75(65) 90(70) 100(100)
(%)
Lamp Life (hours) 750-2000 10000-20000 10000-20000 18000-24000 16000
Energy Use/Cost high medium medium low lowest
Color Rendition good good good moderate none'
Notes:
Wattage - Lamp wattage most commonly used in general exterior lighting (not including sports lighting)
Output - Approximate mean luminous outputs of lamps most commonly used in exterior lighting
EffiCienCy - Mean luminous efficiency for above lamp output range, taken at 50% of inean lifetime (does not include
ballast losses)
Lumen MaintenanCe - Percent of lamp output at 50% of inean lamp lifetime (and at end of inean lifetime)
Lamp Llfe - Approximate mean lifetime of indicated lamps
Energy Cost - Relative energy costs
Color Rendition -Relative ability of average observer to accurately perceive colors under lighting from indicated lamps
only (See also: Code Reference 14 - LPS/other lamp type mix for color rendition with LPS energy savings.)
Should a Lighting Code Specify Lighting Levels?
Nighttime over-lighting is increasingly becoming a serious issue. An egregious example in recent
years is glare from service station canopy lighting, where illuminance of 600, 800 and even 1,000
lux or more (60, 80 or 100 foot candles) are increasingly being seen. Other lighting applications
are also seeing uncontrolled upward ratcheting of lighting levels in many communities, driven by
competitive pressures and by perceived security and liability factors.
A principle of good lighting design maintains that the brightest areas in a person's field of vision
should not exceed ten times the brightr�ess of the average level to which the eye is adapted. If
roadways are to be taken as the reference level, illuminated at 3 to 16 lux (0.3-1.6 foot candles),
then this common-sense rule is being exceeded in many cases by great margins. This is a
serious problem, leading to compromised visibility and safety particularly for the ageing eye. To
effectively address many of the issues of light pollution, over lighting must be addressed.
A natural inclination is to turn to the lighting profession itself, and use recommended lighting levels
as defined by for example the Illuminating Engineering Society of North America (IESNA) as limits
on lighting. There are several practical problems with this approach. First, the recommended
practices of the IESNA are often specified as minimum average illuminance (particularlyfor
parking lot lighting), meaning that the average level should be as specified or greater.
�
More importantly, IESNA recommendations are nat intended to be applied uniformly, an approach
inherent in a legal document such as a lighting code. These recommendations are offered as a
beginning point for lighting professionals, who are expected to turn their expertise and training on
the problem at hand to determine what other factors may influence the needed lighting. Lighting
levels both above and belowthe recommended levels are professionallyjustifiable in some
situations.
Lighting levels, when listed simply as an average illuminance (the most common number seen),
are difficult to apply as a code limit. In practice, determining average illuminance requires
expertise and time; it is not as simple, as is often imagined, as "going out with a meter and
checking." Measuring average illuminance requires nighttime work (often in areas with automobile
traffic), laying out a regular grid of many points and taking illuminance measures at these points
with a calibrated and carefully leveled meter.
Average illuminance commonly specified in professional practice are also "maintained" averages,
which means that the illuminance is to be met when the light loss factors (LLF� appropriate for the
lamps, luminaires and planned maintenance routines areapplied. This means that the
"maintained average" illurrinance is not actually measurable on the pavement in any simple way,
and additional issues concerning appropriate maintenance factors will have to be considered in the
code.
After-construction determination of compliance with any rule risks discovering non-compliance
after the money has been spent, the design finished, and the lighting literally set in concrete. To
avoid these problems a code may consider defining compliance as occurring at the design stage -
but this approach then requires a professional design for every lighting permit application - an
expensive requirement for small projects.
Finally, lighting codes are interpreted, implemented, and enforced by persons that generaly have
limited expertise in the technical aspects of lighting design. The cost and training implications of
extensive illuminance specification (or any technical specification) in a lighting code are severe.
Either the planning departments must obtain and maintain this expertise, or the costs must be
imposed on the development community, including every small business that puts up a light.
The Model Wisconsin Exferior Lighfing Code emphasizes a different approach, taking a direction
that avoids wherever passible technical lighting specifications such as average or maximum
illuminance.
Lumens Per Acre Caps -
The control of the majority of over lighting problems can be addressed effectively by a overall cap
on the amount of light permitted, scaled to the area to be developed - lumens per acre caps. The
amount of light included in a plan, measured in lumens, is practical and simple to verify from a
simple list of lamps, and requires no special lighting expertise. It also leaves the maximum
flexibility for the lighting designer, to work within an overall "lumen budgeY' to creatively achieve
the goals presented by clients.
As long as the lumen amounts permitted in the code provide reasonable amount of light for the
designer to work with, professional quality designs can solve the problems of each lighting
situation by trading lumens between amounts of decorative and general illumination, areas to be
illuminated, illumination levels and uniformities, types of luminaire optical design and other factors
to achieve quality lighting without the code prescribing permitted illuminance levels for each
situation. (See Reference 5: Discussion of lumens per ner acre caps.)
12
Despite the effectiveness and practicaliry of lumens per acre caps, some special lighting uses
such as sports fields and display lots, (because of the potential for large obtrusive impacts should
professional design standards be neglected), justify the fiscal impacts of technical specification
and professional design. To avoid imposing large training or expertise requirements on planning
department staff, these technical design details must be certified by a registered engineer. For
the limited and generally large project rypes subject to this requirement, the relative cost
implications ofthis approach are small.
Classes of Lighting -
The different uses to which lighting is put result in different requirements for the kind and amount
of light needed, giving rise to a variery of adverse impacts. Because of this, lighting codes often
distinguish three general types of lighting uses, and apply somewhat different standards for each.
Class 1 lighting is rypically defined in lighting codes as: "All exterior lighting used for, but
not limited to, exterior sales or eating areas, assembly or repair areas, advertising and
other signs, recreational facilities and other similar applications where color rendition is
important to preserve the effectiveness of the activiry." Such uses might include signs,
automobile lots, or exterior dining areas where lighting appropriate to general illumination
may not provide adequate color rendition.
Class 2 lighting comprises most exterior lighting used for general illumination and
securiry. For example: providing simple visibility in areas used by pedestrians (walkways),
pedestrians and vehicles (parking lots) or vehicles alone (roadways) at night.
Class 3 lighting is defined as: "Any exterior lighting used for DECORATIVE effects
including, but not limited to, architectural illumination, flag and monument lighting, and
illumination of trees, bushes, etc." This includes a large variery of minor uses for lighting
where the principle purpose is decorative (e.g. building facade lighting, roof lighting,
landscape lighting, etc.).
The Code Uses Different Standards for Different Areas -
Different areas, with different developed and natural conditions, have differing levels of
appropriate light usage, and different sensitivities to the various obtrusive aspects of exterior
lighting. Because of this, four Lighting Zones are defined in the Model �sconsin ExteriorLighting
Code, and lighting standards appropriate to those Zones are established:
Zone E1:
Zone E2:
Zone E3:
Zone E4:
Areas with intrinsically dark landscapes. Examples are State parks, National forests,
scenic rivers and shorelines, and other areas of outstanding natural beaury, or rural and
residential areas where inhabitants have expressed a strong desire that all light trespass
be strictly limited.
Areas of low ambient brightness. Rural and ex-urban residential areas.
Areas of inedium ambient brightness. Urban residential areas.
Areas of high ambient brightness. Normally these are urban areas having both
residential and commercial use and experiencing high levels of nighttime activiry.
�c3
Practical Issues and Problem Areas for Lighting Codes
Improvement of lighting quality can be effectively achieved through the application of lighting
codes. But many lighting codes, including the Model �sconsin Exterior Lighting Code offered
here, suffer from the difficulty of enforcement. While partial solutions some of these problems are
described below, a lighting code alone does not provide an solution for many of these problems.
Education is often the best avenue for dealing with these (See: Ongoing Education in Exterior
Lightin�.
Security Lighting -
The relation between lighting to security is uncertain and complex. In the context of lighting
design the word "securit�' is often used in the sense that the lighting "provides a feeling of comfort
or freedom from worry for the people using the area" (IESNA). It is important to note that IESNA
recommended practices for security lighting do not purport to provide personal safety or protection
from property crimes.
Using Light to provide security in the more important sense of "freedom from danger" is
problematic. Some studies of the relation of lighting to safety or the prevention of crimes show
that lighting can reduce acadent or crime rates, but other studies show no relation, or even that
safety and security are decreased when lighting is used. The U.S. Department of Justice has
concluded that there is no statistically significant evidence that street lighting impacts the level of
crime, but that there is a strong indication that increased lighting decreases the fear of crime. This
leads to the conclusion that some lighting may make people more secure in the sense offeeling
safer, but actually less safe in fact than if they behaved in a more guarded manner. (For more
information on the relation between lighting and security See: Intemational Dar1c Sky Association
Information Sheets #47, #51, 63 and U. S. Department of Justice Study of Street Lighting and
Crime)
Wall Packs -
A common source of bad lighting are wall packs, wall-mounted
luminaires with optical elements (reflectors and/or lenses) that direct a
large portion of their light at angles near the horizontal. They are very
commonly used in inappropriate ways, often in attempts to minimize
hardware expense ("light o�er there with a light over here'�, giving rise
to much glare and poor lighting.
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The typical plain unshielded wall pack is easily recognizable and, if its "' ' "�`` ".f
light output is above the threshold for full shielding requirements, can be denied approval under
the code. Trouble arises if a user offers to install an "add-on" shield which many manufacturers
offer for their products. These add-on shields may be claimed to provide "shielding" or "cutoff,"
but rarely if ever provide true full shielding according to the code (See: Reference 16 - Shielding
and cutoff terminolog�. Planning officials must be aware that such luminaires are almost never
fu11y shielded, even after adding shields, and either deny approval or require complete photometric
information to verify the complete elimination of uplight.
Fully shielded wall-mountable luminaires are available from many manufacturers, with typical
"shoe box" or can-shaped designs. These can provide good alternatives to many wall pack
applications, though no luminaire will adequately solve the problem of getting useful light at great
distances from the luminaire. To ensure quality lighting, all luminaires must be placed reasonably
near to where the light is needed.
14
Roadway Lighting -
Roadway lighting is a special case of area lighting, and it is often approached in lighting codes
differently than other lighting. The main issues of lighting types and standards for roadways are
focused on considerations of safety, utility, cost, and to some degree aesthetics. Generally, the
community itself will provide roadway lighting, or if it requires developers of new projects to install
roadway lighting, the community will likely specify details of how the lighting is to be done. Such
specifications commonly include hardware, pole heights (and sometimes colors), pole spacings
and locations relative to the roadway, and sometimes illumination levels.
Though lighting quality in roadway installations can benefit from the standards developed in
lighting codes, such public lighting is not subject to the same public scrutiny as lighting for
businesses. The details of roadway lighting for a community are usually set by the traffic
engineering department, if there is one, and it is through engineering standards that such lighting
is best addressed. (See Reference 1: Roadway lighting standards.)
Area Lighting Pole Heights -
Some communities have specified limits on the heights of lighting poles, either through a lighting
code or otherwise in development standards. There can be two reason for doing this, but the
results of such restrictions may not be what is often intended. If the intention is to limit the daytime
visual impact of tall light poles against landscape views, then shorter poles may help. But the
lighting uniformity goals of the designer may offset the gains from shorter poles by causing an
increase in the number of poles. More poles also cost more money to install and operate.
Pole height restrictions may result in more poles to maintain uniformity
15
If the intention is to limit the nighttime visual impact of lights, in particular the spread of light from
high luminaires into surrounding areas (light trespass), results may be much less than hoped for.
Again, since most area lighting has certain target uniformity levels, shorter poles will mean that
more must be used, increasing the visual impact at night as well as in the daytime. While the
poles will still be shorter, a community must carefully evaluate whether the trade-off of more poles
might compromise the original intent to reduce visual clutter.
Pole height restrictions may cause more glare with higher angle
candlepower distributions.
Unfortunately, some designers will attempt to reduce costs by decreasing the number of poles,
using luminaires that have greater high-angle luminance, (i.e. luminaires that throw more light to
the side). These luminaires would achieve the illuminance and uniformity specifications sought
with fewer poles, but will do so at the cost of increased glare. This will lead to increased light
trespass, just the opposite of the original goal for restricting pole heights.
In general, it is not recommended that a lighting code limit pole heights. With good designs using
fully shielded luminaires, poles with standard heights (up to about 11 meters or 35 feet) are
minimally obtrusive in most situations. If there is trouble in your community due to unusual
circumstances, or the common practice of using of unusually tall poles (over about 14 meters or
45 feet), then pole height restrictions may be considered to address the problem (though it is not
recommended to restrict heights to below 25 feet).
Swivel Luminaires (Floodlights) -
Luminaires with swivel mounting hardware are easy to adjust, inadvertently
or intentionally, as they are installed or serviced. This can compromise
shielding, and may happen after the installation was examined and
approved as complying with the lighting code. Further, such luminaires are
not generally designed to be aimed straight down, as is necessary in most
cases to obtain full shielding. Even add-on lou�rs or shields do not allow
the luminaires to be aimed very high without the same problem.
Unfortunately these luminaires are often used for glare-prone lighting in an
attempt to "light over there with a light over here." The user tries to avoid
the expense of installing a proper support or pole where it is really needed,
instead mounting the light on a building, pole or other structure located too
far away from the area needing lighting to provide effective lighting. This
results in glare, light trespass, and poor lighting quality.
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Sports Lighting -
The lighting fixtures commonly used for sports lighting can be huge sources of direct glare to
spectators and players actually using the fields, and at considerable distances from the sports
fields. The brightest single sources of light visible in city nighttime landscape views are often
these facilities. It is no surprise that such lighting is probably the single greatest source of
complaint and neighborhood tension about lighting issues.
Lighting levels used for night sports are the highest commonly encountered in the nighttime
environment. Recommended levels for social or recreational sports, including most municipal
sports activities, range from 200 to 500 lux (20 to 50 foot candles); levels for professional sports,
with large spectator attendance and television coverage, can reach 3000 lux (300 foot candles).
Controlling trespass and glare with such lighting levels is an extreme technical challenge, requiring
the utmost in quality luminaires and design.
Fully Shielded Sports lighting (courtesy of SoftC�Lighting)
In the past, available fixtures and lighting designs often left little choice for communities and
designers seeking to minimize spill and glare in sports lighting. Fortunately, several
manufacturers have recently begun producing fully shielded luminaires suitable for sports lighting,
particularly for the most commonly encountered levels of lighting. These designs provide major
reductions in off-field spill, and can entirely eliminate direct uplight in all but the brightest lighting
levels required for professional level sports. Further, many feel that these designs deliver
substantialfy improved lighting quality on the field for the players.
17
Residential Lighting -
The effectiveness and enforcement of residential
lighting restrictions is always problematic. First, the *,��° �i,. _
majoriry, of lighting fixtures available on the '�F���" �
homeowner market are inherently unshielded, ,�.�t'r
swivelled and rarely used pointed straight down. �_ � -
Second, the details of residential lighting are often _�:'� •� ;
not reviewed by building departments, and even if _ _ •,_ E�
they are, the large numbers of homes being built �� •; --. -
and the many details involved in inspections mean : =:- n :_ ,�� ,-
that the shielding details of fixtures are often -
overlooked. Review and approval of lighting plans , �_ i _
is typically done before building permits are issued '= -
and construction is started, but residential lighting fixtures are often chosen or changed near the
end of construction. An even greater problem is that residential lighting is commonly changed or
supplemented after construction is completed without any official review or approval process.
The low individual outputs of such lights and the low overall amounts used per home or acre,
mean that some impacts are lower than for commercial lighting (e.g. skyglow), though the
impacts may be greater in other respects (e.g. glare and light trespass in dark residential or rural
environments). A balance must be found between these impacts and the practical issues of
enforcement. Though a lighting code should have carefully considered standards for residential
lighting, the most effective way to address most residential lighting is by education (See: Ongoing
Education in Exterior Lighting ).
Laser and Search Lights -
Sweeping laser or searchlight beams, projected high into the sky and visible for many miles, are
used to attract attention to commercial activities or community events. The utility of such practioes
for attracting customers is questionable, since persons located at a distance from the lighting
cannot generally tell where such light beams are originating. But the wide-reaching effects are not
in question. Such practices can affect the appearance of the nighttime environment for thousands
or even millions of persons, effectively turning the entire night sky into an advertising medium.
The Model �sconsin Extenor Lighting Code prohibits all but temporary use of this type of lighting.
Decorative Lighting -
Decorative lighting of building exteriors, fountains, landscaping, bridges, statuary and other
man-made and natural features is common, especially in large citieswith large landmark
structures. To a limited degree, and when done well, decorative lighting can be attractive and
effectively showcase distinctive architecture or community features.
The illumination of building exteriors is however more often used as an advertising vehicle,
effectively converting entire buildings into signs that are not regulated by the local sign codes.
Common practices for building floodlighting use up-directed luminaires that project a large
proportion of their light directly into the sky. This approach should be strongly discouraged, and
the Model �sconsin Exterior Lighting Code makes extensive lighting of this type difficult by
applying strict limits on the amount of unshielded lighting allowed. Luminaires mounted at the top
of the wall or roof to be illuminated and directed downward are effective and will minimize uplight.
18
The appearance of old fashioned or traditional luminaire styles is
considered attractive n many communities, especially those trying to
recapture the ambiance of the previous century in their downtown areas.
Such lights are appearing even in relatively young communities that have
had no historical use of such lighting. The luminaires are typically designed
to hold a lamp within a glass (or plastic) enclosure, often with four flat
panes, and fully visible straight from the side - there is no shielding for light
rays projected near and even above the horizontal.
Such luminaires can be effective and attractive if used purely for decorative
purposes, with very low output lamps simulating the low output gas flames
originally held by such fixtures. Bad lighting results however when an
attempt is made to achieve modern illumination levels with such luminaires.
To achieve even minimal illumination on the ground, the intensity projected
at high angles becomes high, severely compromising the effectiveness of
the lighting with glare.
Fully-shielded but otherwise antique-style luminaires that contain the light
source recessed within the top of the luminaire are available from a
number of manufacturers. Though the lamp is fully recessed into the
upper housing in these designs, true full shielding is not achieved since
the glass or plastic windows, even if quite smooth, will refract and scatter
some light outward and upward, particularly as they age and get dirty.
Further, since such luminaires are generally mounted on quite short poles
(3-4.5 meters or 10-15 feet), and since the pole itself generally will cast a
substantial shadow on the ground around the pole, achieving good quality
lighting with acceptable uniformity and glare is difficult with such designs;
they should still use lamps with about 5000 lumens or less output, and not
be used as a sole light sour�e where lighting quality is a priority.
Fully Shielded
Antique
Cut-Off Lighting
Bike Paths and Walkways -
Multiuser non-motorized transportation corridors are becoming more common as people seek
alternatives to driving, and look for recreational opportunities off city streets and highways. In
cases where commuter bicycle traffic is heavy, lighting of bike paths may be considered.
Acknowledging that pedestrians, recreational and commuter traffic will be using the same corridor,
bicycle pathway lighting must provide an appropriate level of illumination for all users. In addition,
many pathways are adjacent to residential or natural areas, so that spill lighting and glare should
be avoided to the e�ent possible.
Bollards style luminaires mounted below eye level are ideal for
illuminating bike paths and walkways. More frequent spacing, combined
with lower wattage bulbs, can meet recommended levels of illuminance
and uniformity while reducing operating costs. When properly chosen,
these fixtures also eliminate glare and light trespass on surrounding
properties. They can be particularly effective for reclaimed railro�d
grades at elevations above adjacent homes.
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Recommended Illumination for Bike Paths and Pedestrian Walkways
Lux/Foot Candles
(From: IESNA DG-5-1994, Table 2)
Average
Horizontal
Illuminance
Levels
Paths/Sidewalks along streets:
Commercial
Intermediate
Residential
Paths away from streets:
10/1
5/0.5
2/02
5/0.5
Horizontal
Avg : Min
4:1
4:1
10:1
10:1
Average Vertical
Illuminance
Levels
20/2
10/1
5/0.5
5/0.5
Vertical
Avg : Min
5:1
5:1
5:1
5:1
Shoreland Lighting -
The economic value of waterfront property in Wisconsin provides ample evidence of the
importance of the waterfront environment to the people that live along it. During the daytime this
environment is heavily used for recreation purposes. Artificial lighting allows us to engage in
nighttime activities that would be impossible or unsafe under natural night lighting conditions.
Whether iYs boating, or simply sitting
on the porch to read, our enjoyment of EXAMPLE S QF SQME
the night is enhanoed by the use of
artificial light. At night our rivers and CC�MM4N LIGHTING FIXTLTRES
lakes provide a quiet open dark space
that gives us privacy and an opportunity POOR �QQD
to enjoy the heavens. Good shoreland
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lighting practices include: � .-� �r�,_--
1.Providing adequate light for the
intended task, but never over-lighting
2.Use full cut-off lighting fixtures with
minimum glare from the light-producing
source.
3. Install lighting fixtures carefully to
maximize their effectiveness on the
targeted property, and minimize their
adverse impact beyond the property
borders.
4. Use fixtures with high-efficiency
lamps, while still considering the color
and quality as design criteria.
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Part 2: The Model Wisconsin Exterior Lighting Code
Introduction -
A lighting code is how a communiry expresses its expectation for qualiry lighting. If it is well
written, implemented and enforced, the amount of improvement that can be achieved for most
communities is phenomenal. Effective shielding standards, as recommended in this model code,
can reduce the amount of light escaping into the sky by fifty percent or more, compared to rypical
unregulated lighting practice. In the majoriry of cases, these shielding standards will also virtually
eliminate glare. In applications where over-lighting has become a common practice (e.g. service
station canopies and parking lots), the overall lighting limits recommended in The Model
Wisconsin ExteriorLighting Code, expressed as "I�mens per acre caps", will reduce unnecessary
lighting, glare and stray light by even greater amounts.
Unlike other forms of pollution, the elimination of light pollution in all its forms actually saves
money. Qualiry lighting costs less than bad lighting, in the long term and even usually in the short
term. Everyone wins when lighting is done right.
Though comprehensive exterior lighting codes originated in communities with significant
astronomicai research facilities, light pollution issues are much broader than the effectiveness of
astronomical research. All of us (even non-astronomers) live under the sky, and all of us need
qualiry exterior lighting. Careless use of exterior lighting damages the nighttime environment for
everyone, often decreasing security and safety and creating hazards and distraction where none
existed without the lighting.
Qualiry lighting returns a sense of balance to the night, and gives a hospitable appearanoe to our
towns and cities when the sun goes down. Quality lighting brings other substantial benefits as
well. Lack of glare and excessive illumination improve visibiliry, especially to the aging eye.
Elimination of wasted light saves money, energy and resources reduce air pollution, water
pollution and carbon dioxide emissions caused by energy production and resource extraction.
But poor lighting practice is all too common. Careless and excessive use of lighting in our exterior
environment compromises safety and utility, at the same time that it causes extensive damage to
the aesthetics of the night. Bad lighting hurts everyone. It starts a cascade of negative
consequences - beginning with the loss of our views of the heavens, continuing through falling
levels of safety and utility, aggravation of neighbors and wildlife, disturbance of the rhythms of day
and night that are vital to many natural systems, damage to the aesthetic appearance of our
communities, wasted monetary and natural resources used to produce wasted light, and increased
air pollution and carbon dioxide levels from wasted fossil fuels. There is nothing good that comes
from bad lighting.
Using the Model Wisconsin Exterior Lighting Code -
The Model Wisconsin Exterior Lighting Code does not intend to offer a single solution, appropriate
for all communities or situations. It offers instead a comprehensive guide describing issues
relevant to the control of the obtrusive aspects of e�erior lighting, and a list of effective regulatory
approaches to mitigate these aspects. The Model Wisconsin Exterior Lighting Code is intended
for use by a communiry of any size seeking to write a new, or update an existing, lighting code.
21
Before modifications are attempted to conform your code to the Model Code (or any other codes
you may be using as guides) the code must be understood. Any code prescribing something as
complex and diverse as lighting practices will naturally be somewhat complicated. Complicated
codes can be difficult codes - difficult to understand and difficult to apply, demanding considerable
and perhaps une�ected resources of community planning departments.
Good lighting codes recognize these facts, and seek approaches to the issues that are as simple
to understand and apply as is possible while maintaining effectiveness practicality, enforcement
and cost. There is no such thing as a code that can be imposed to fix the complex problems of
poor lighting without the understanding and comprehension of those that will interpret and apply
the code on a daily basis at your community planning department. Participation .of these
professionals in the process will assure the best chances for an effective lighting code.
The Model Wisconsin Lighting Code below is intended only as a guide to writing a code suitable
for your community. Issues and priorities will be different for every community, and the Pattern
must be adapted to reflect your community's concems and desires. Samp�e code language is
provided for use in developing a code that reflects the community's special needs.
Code Explanations and Sample Lar�9ua9e
1. Purpose and Intent
This section sets out the purpose of the lighting code, briefly sketching the problems that are to be
addressed. In some jurisdictions, this section has been used as an introduction to the general
issues of light pollution. If there are explanations desired for the specific approaches or details
within the code, they may be worked in to this section. Other codes keep such explanatory text to
a minimum.
Section 1. Purpose and Intent
It is the intent of this Code to define practical and effective measures by which the
obtrusive aspects of excessive and/or careless exterior light usage can be minimized, while
preserving safety, security and the nighttime use and enjoyment of property. These
measures will curtail the degradation of the nighttime visual environment by encouraging
lighting practices that direct appropriate amounts of light where and wheri it is needed,
increasing the use of energy-efficient sources, and decreasing the wastage of light and
glare resulting from over-lighting and poorly shielded or inappropriately directed lighting
fixtures.
Section 2. Conformance with Applicable Codes
All exterior illuminating devices shall be installed in conformance with the provisions of this
Code, the Building Code, the Electrical Code, and the Sign Code of the jurisdiction as
applicable and under appropriate permit and inspection.
3. Applicability
This is an important section, defining what lighting the code will apply to. Issues of ownership
(private, public, commercial, governmental), output, use, and grand fathering can all affect
whether and how lighting is addressed by the lighting code. All codes will apply to lighting installed
22
after the effective date of the code, but many codes exempt public roadway lighting, or exempt
fixtures containing lamps below a certain output level. The approach to lighting that is in place at
the time the code is adopted can differ considerably from jurisdiction to jurisdiction.
An exemption for public roadway lighting is a practical issue related to the detailed specifications
often used for such lighting. These are usually addressed by engineering standards (See
Reference 1: Roadway Lighting Standards).
Codes that exempt low-output fixtures seek to simplify the application ofthe code by avoiding
restrictions and evaluation of such fixtures, which are regarded by some as having minimal
obtrusive impacts even if they are poorly utilized. Such low-output fixtures are however a principle
source of trouble and complaint in darker surroundings such as residential areas and particularly
rural areas. Further, such an exemption in practice has often led to a tendency to use more
poorly-designed and obtrusive low-output fixtures to avoid regulation, when the job would have
been much better realized with higher output, higher quality fixtures. In The Model �sconsin
Exterior Lighting Code all lights are addressed. While some restrictions are relaxed for lower
outputs, they are not entirely excluded from consideration.
Regarding existing lighting, approaches can vary from requiring immediate conformance of all
lighting (including previous installations), to never requiring conformance of previous installations.
The available options here will be constrained by many factors, including the state constitution,
case law and precedent, political will and community desire. If in-place lighting is given any
different treatment, then the code should define rules for such lighting. During the period that
such special rules apply, such lighting is said to be "grand fathered." Commonly, codes eventually
require conformance of all lighting, usually after a period of time of from a few to ten years (a
so-called sunset clause).
Permanent grand fathering of old lighting installations will cause ongoing enforcement problems.
In principle all old lighting will eventually be changed, because the fixture breaks, the site is
re-developed or just redesigned. But in practice what often happens is that such lighting will be
replaced piece-meal, and no permit is taken for the replacement or upgrade, and therefore no
review is done and the replacement will often be as bad as the old lighting. Further, lighting will
often be simply added to sites with grand fathered lighting. Though replacing or adding lighting
without approval is not allowed the way most codes are written, in practice someone must notice
that it has been done.
But even if someone notices that the lighting has been changed or supplemented, on a grand
fathered site there probably exists no documentation of the previous lighting, and the situation can
degenerate to one person's or group's word against another. Such situations are economically
and politically costly and should be avoided if possible by including a sunset clause in the code. If
after ten years (for example) all old lighting must be brought into compliance, then there is no
question - if the light is non-compliant, it is a violation; no-one has to prove when it was installed
Finally, some codes have been applied only to public or commercial lighting, exempting private
(residential) and sometimes governmental lighting. Though residential standards have practical
difficulties for application and enforcement (See: Residential Lightin�, lighting codes should
address this lighting also, since it can have great negative impacts in residential areas. Exempting
lighting at governmental installations sends entirely the wrong message, and is strongly
discouraged. Publicly owned facilities should lead the way in conforming to their own codes, and
demonstrating the advantages of quality lighting for all lighting users.
23
Section 3. Applicability
3.1 New Uses, Buildings and Major Additions or Modifications. For all proposed new land
uses, developments, buildings, and structures that require a permit, all exterior lighting
fixtures shall meet the requirements of this Code. All building additions or modifications of
twenty-five (25) percent or more in terms of additional dwelling units, gross floor area, or
parking spaces, either with a single addition or with cumulative additions subsequent to
the effective date of this provision, shall invoke the requirements of this Code for the entire
property, including previously installed and any new exterior lighting. Cumulative
modification or replacement of exterior lighting constituting twenty-five (25) percent or
more of the permitted lumens for the parcel, no matter the actual amount of lighting
already on a non-conforming site, shall constitute a major addition for purposes of this
section.
3.2 Minor Additions. Additions or modifications of less than twenty-five (25) percent to
existing uses, as defined in Section 3.1 above, and that require a permit, shall require the
submission of a complete inventory and site plan detailing all existing and any proposed
new exterior lighting. Any new lighting on the site shall meet the requirements of this Code
with regard to shielding and lamp type; the total exterior light output after the
modifications are complete shall not exceed that on the site before the modification, or
that permitted by this Code, whichever is larger.
3.3 Resumption of Use after Abandonment. If a property or use with non-conforming
lighting is abandoned as defined in Section 16, then all exterior lighting shall be reviewed
and brought into compliance with this Code before the use is resumed.
3.4 Existing Uses and Buildings. After a period of ten years from the date of enactment
of this code, any lighting in place prior to the enactment date shall come under the
provisions of the code.
3.4 Lighting for public roadways is exempt from the provisions of this Code.
See Reference 1: Roadway lighting standards
4. Shielding and Total Exterior Light Output Standards
This is the principle section defining lighting standards. Spend considerable time here to make
sure the meaning and implications of the standards are understood. Exterior lighting is
tremendously diverse, with thousands of users and thousands of designs. Be careful not to focus
so strongly on one type of lighting that the code becomes impractical or impossible for other types.
Persons have lots of ideas of how to light and what lighting is for - be careful in defining standards
that you do not constrict their ability to do what they want any more than is justified by the wider
community impacts of the practices.
Though much of the lighting in a community is used for the relatively simple applications of
roadway and parking lot lighting, providing reasonable standards for the remaining lighting can be
the source of lots of code text and exceptions. Exceptions require skillful crafting, of they can
f►�!
create immense problems and "loopholes" where poor lighting practices are inadvertently allowed,
or even encouraged, along with the intended exception.
Section 4. Shielding and Total Exterior Light Output Standards
4.1 All nonexempt exterior lighting fixtures shall have shielding as shown in Table 4.1.
Table 4.1 LAMP TYPE AND SHIELDING STANDARDS
LIGH'I'ING ZONE
USE CLASS AND LAMP TYPE E4 E3 E2 E1
Class 1 lighting (Color Rendition):
Initial output greater than or equal to 2000
lumens F F F F
Initial output below 2000 lumens (2) A(1) A(1) A(1) F
Class 2 lighting (General Illumination):
Initial output greater than or equal to 2000 F F F F
lumens
Initial output below 2000 lumens (2) A(1) A(1) A(1) F
Class 3 lighting (Decorative)(3):
Initial output greater than or equal to 2000 F F X X
lumens
Initial output below 2000 lumens (2) A(1) A(1) F F
Residential lighting (all classes)(4):
Initial output greater than or equal to 2000 F F F F
lumens
Initial output below 2000 lumens (2) A(1) A(1) A(5) A(5)
Fixture Use Codes:
A= all types of fixtures allowed; shielding not required but highly recommended, except
that any spot or flood-light must be aimed no higher than 45 degrees above straight down
F= only fully shielded fixtures allowed
X = not allowed
Notes to Table 4.1
(1) Flood or spot lamps must be aimed no higher than 45 degrees above straight down
(half-way between straight down and straight to the side) when the source is visible from
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any off-site residential property or public roadway.
(2) Exception: seasonal decorations using typical unshielded low-wattage incandescent
lamps shall be permitted in all lighting zones from Thanksgiving thru 15 January,
(3) All Class 3 lighting shall be extinguished between 11;OOpm (or when the business closes,
whichever is later) and sunrise.
(4) Residential refers to all residential land-use zoning, including all densities and types of
housing such as single-family detached and duplexes. Multiple-family residential uses
must use standards above for Class 1, 2 and 3 lighting.
(5) Any lamp installed on a residential property must be shielded such that the lamp is
not directly visible from any other residential property.
(See Reference 2: Origin of 45 degree limitation for spotlights and floodlights)
(See Reference 3: Discussion of 2000 lumen shielding split)
(See Reference 4: Examples of lamps with 2000 lumen and less)
4.2 Total exterior light output shall not exceed the limits in Table 4.2. Seasonal
decorations, permitted between Thanksgiving and 10 January, are not counted toward
these fimits. (The values in this table are upper limits and not design goals; design goals
should be the lowest levels that meet the requirements of the task.)
Table 4.2 MAXIMUM TOTAL Exterior LIGHT OU'fPUT STANDARDS
LUMEN CAPS - INITIAL LUMENS PER NET ACRE
LIGHTING ZONE
E4 E3 E2 E1
Commercial and Industrial zoning (1)
total (shielded + unshielded) 200,00� 100,000 50,000 25,00
unshielded only 10,000 10,000 4,000 2,00
Residential zoning (2,3)
total (shielded + unshielded) 20,000 10,000 10,000 10,00
unshielded only 5,000 5,000 1,000 1,00
Notes to Table 4.2
(1) This refers to all land-use zoning classifications for multiple family, commercial and
industrial uses.
(2) This refers to all residential land-use zoning classifications, including all densities and
types of housing such as single-family detached and duplexes.
(3)In Lighting Zones E4-E1, each residential single-family detached home or duplex is
26
allowed up to 5,500 total lumens, or the amount indicated in this Table based on the
parcel's acreage, whichever is larger. Each is also allowed a maximum of 5,500 lumens of
unshielded ("A") lighting, provided Table 4.1 allows the lamp's type with "A" shielding. All
residential spot or Flood lamps permitted are to be aimed no higher than 45 degrees above
straight down (half-way between straight down and straight to the side).
(See Reference 2: Origin of 45 degree limitation for spotlights and floodlights)
(See Reference 5: Discussion of lumens per net acre caps)
(See Reference 6: Equivalent lumens/acre, lumens/hectare and lumens/meter2 values)
(See Reference 7: Origin of 5500 lumen unshielded cap)
(See Reference 8: Alternative section 4.2 with LPS requirement)
4.3 All light fixtures that are required to be shielded shall be installed and maintained in
such a manner that the shielding is effective as described in the definition in Section 16 for
fully-shielded fixtures.
4.4 Beyond the shielding requirements of Section 4.1, all light fixtures shall be located,
aimed or shielded so as to minimize stray light trespassing across property boundaries.
Particularly, any lamp installed on a residential property and visible from any other
residential property must be shielded such that it is not directly visible from that
property.
4.5 Multi-class lighting must conform to the shielding and timing restrictions, if any, that
apply to the most restrictive included class.
(See Reference 9: Example applications of Section 4)
5. Outdoor Advertising Signs
Most civil regulations affecting signage will be contained in a Sign Code, and coordinating the
lighting aspects of signage addressed in the Exterior Lighting Code with the Sign Code is
essential. It is a good idea to include a reference within the sign code to this section of the lighting
code.
Lighting of signs is an important lighting issue. After area lighting, commercial sign lighting is one
of the largest sources of light in commercial districts. The uplight, glare, and aesthetic impacts of
signage depend very strongly on the design of the sign and its lighting.
The Model �sconsin Exterior Lighting Code includes requirements that all exterior lighting for
signage be down-directed, with shielding and lamp type standards the same as for any other
lighting. Some billboard manufacturers or operators may claim that such lighting cannot be done
or is impractical, but many jurisdictions have been successful in requiring such lighting. Some
jurisdictions (Flagstaff and Coconino County, as well as the state of Vermont) either prohibit
lighting of such "off-site" signs {off the site of the advertised business), or prohibit such signs
altogether. The Model �sconsin Exterior Lighting Code includes a prohibition against lighting of
off-site signs in some areas (Section 9.4).
Internally illuminated signs are by their nature unshielded light sources; in communities with good
light shielding practice, the light emanating from such signs are a major remaining source of direct
uplight. Styles of signage with decreased background luminance can greatly reduce overall sign
lighting outputs at the same time that they improve legibility and advertising effectiveness.
27
White-background signs or signs with yellow or other bright backgrounds, with darker text,
produce the greatest amount of light. Colored backgrounds with lighter text and symbols often
convey information more effectively and attractively, at the same time that overall light output is
reduced to typically one-half or one-fourth of a white-background sign of the same size. Even the
common "reader panels" with changeabletext can be fitted internally with colored films to reduce
the output by substantial amounts without compromising the visibility of the text. Most efficient of
all are signs with opaque backgrounds (or no backgrounds) - these signs can have extremely
good legibility but produce often less than one-tenth the light output of the white background sign
of equivalent size.
Section 5. Outdoor Advertising Signs
5.1 External illumination for signs shall conform to all provisions of this Code. In particular,
such lighting shall be treated as Class 1 lighting and shall conform to the lamp source,
shielding restrictions and lumen caps of Section 4. All upward-directed sign lighting is
prohibited.
(See Reference 10: Discussion of internally illuminated sign colors)
(See Reference 11: Off-site sign illumination)
5.2 Internally illuminated and neon signs.
A. Outdoor internally-illuminated advertising signs must either be constructed with an
opaque background and translucent text and symbols, or with a colored (not wriite,
off-white, light gray, cream or yellow) background and generally LIGHTER text and
symbols, Lamps used for internal illumination of such signs shall not be counted
toward the lumen caps in Section 4,2.
B. IVeon signs shall be treated as internally illuminated signs for the purposes of this
Code, and shall not have their luminous outputs counted toward the lumen caps in
Section 4.2. Neon lighting extending beyond the area considered to be the sign area
(as defined in the Sign Code of this jurisdiction) shall conform to all provisions of
this Code. In particular, such lighting shall be treated as Class 3(decorative)
lighting and shall conform to the lumen caps of Section 4,
C. Other internally-illuminated panels or decorations not considered to be signage
according to the sign code of this jurisdiction (such as illuminated canopy margins
or building faces), shall be considered decorative (Class 3) lighting, and shall be
subject to the standards applicable for such lighting, including but not limited to
the lamp source, shielding standards and lumens per acre caps of Section 4.
(See Reference 12: Sign styles with smaller light pollution impacts)
5.3 Illumination for all advertising signs, both externally and internally illuminated, shall be
turned off at the curfew times listed in Table 5.3 or when the business closes, whichever is
later. Signs subject to curfews are required to have functioning and properly adjusted
automatic shut-off timers. Light background (white, off-white, light gray, cream or yellow)
internally illuminated signs, installed legally before enactment of this code [enter date],
may continue to be used and illuminated but must conform to the curfews as indicated.
28
Table 5.3 ILLUMINATED SIGN CURFEWS
LIGHTING ZONE
Sign Type and Land Use Zone(1) E4 E3 E2 E1
Commercial and Industrial zoning
Opaque Background 12am 12am llpm llp
Colored Background 12am 12am llpm IV/
Light Background lOpm lOpm 9pm IV/
All residential zoning
Opaque Background llpm llpm lOpm 9p
Colored Background llpm llpm lOpm 9p
Light Background 8pm 8pm 8pm 8p
Notes to Table 5.3
(1) Land Use Zoning refers to the predominant use of land within 300 meters (or 1000
feet) of the parcel on which the sign is located.
(2) N/P means that such signs are not permitted.
6. Special Uses
These are relatively uncommon, mostly high-intensity lighting uses with large potential obtrusive
impacts that justify special treatment. 7he Model Wisconsin Extenor Lighting Code requires
professional design for some, which can have cost implications. The temptation to include such
technical and specific restrictions in the lighting code for many uses should be resisted, since such
a path can lead to inflexibility and the jurisdiction trying to specify, understand and enforce designs
and specifications that professional lighting designers take years to learn.
High-intensity lighting systems, such as those used for many sports activities, can have
tremendous impacts on nearby properties, and even on properties up to considerable distances if
the design is poor. The requirements for high levels of illumination, combined with the large areas
to be illuminated and the large setback distances necessary to keep the lighting standards away
from the field, together combine to make it extremely challenging for designers to keep lighting
and glare levels in the surrounding areas undergood control.
For these reasons, good community land-use planning attempts to avoid the juxtaposition of such
uses with uses that are adversely affected by this spill light, principally residential uses. Glare into
nearby roadways must also be carefully considered. Even with such planning, trespass and glare
can be very obtrusive, even hazardous, unless the utmost care and skill is utilized in the selection
of luminaires and the design.
The Model Wisconsin Exterior Lighting Code requires that some special uses (athletic fields and
display lots) be designed and certified after construction by a registered engineer. Though such a
requirement has significant cost implications, the budgets for such projects are already usually
29
large, and the relative impact of the professional design is therefore small. Service station canopy
lighting is an exception, which is addressed though lumens per square foot caps similar to the
lumens per acre caps of Section 4.2.
Codes that attempt to restrict pole heights can give unexpected negative results, in sports lighting
or in any area lighting (See: Should a lighting cnde limit pole heights? ). The use of short poles
can in some cases be accommodated by increasing the number of poles, though this will increase
the cost. But overly restricting the height, especially in sports lighting, in an attempt to decrease
the obtrusiveness of the poles against the landscape, or even in an attempt to reduce the spread
of the light into neighboring areas, can in fact cause the lighting to be more obtrusive by forcing
the designer to aim the lights closer to the horizon in an attempt to adequately illuminate areas
located far from the poles.
Section 6: Special Uses
6.1 Recreational Facilities.
A. Lighting for outdoor athletic fields, courts or tracks in I_ighting Zones El -- E4 shall
be considered Class 1(Color Rendition), and shall be exempt from the lumens per
acre limits of Section 4.2.
B, Shietding: In Lighting Zones El -- E4, fully shiefded fighting is required for fields
designed for Class III or IV levels of play (typically amateur or municipal league,
elementary to high school, training, recreational or social levels). Facilities designed
for Class I and II levels of play (typically college, semi-professional, professional or
national levels) shall utilize luminaires with minimal uplight consistent with the
illumination constraints of the design. Where fully shielded fixtures are not utilized,
acceptable luminaires shall include those which:
1. Are provided with internal and/or external glare control louvers and
installed so as to minimize uplight and offsite light trespass, and;
2. Are installed and maintained with aiming angles that permit no greater
than five percent (5%) of the light emitted by each fixture to project above
the horizontal.
C. Illuminance; All lighting installations shall be designed to achieve no greater than
the minimal illuminance levels for the activity as recommended by the Illuminating
Engineering Society of North America (IESNA).
D. Off-site spill: The installation shall also limit off-site spill (off the parcel containing
the sports facility) to the maximum extent possible consistent with the illumination
constraints of the design. For Class III and IV levels, a design goal of 5 lux (0.5 fc)
at any location on any non-residential property, and 1 lux (0.1 fc) at any location on
any residential property, as measurable from any orientation of the measuring
device, shall be sought. For Class I and II levels, a design goal of 7.5 lux (0.75 fc) at
any location on any non-residential property, and 1.5 lux (0.15 fc) at any location on
any residential property, as measurable from any orientation of the measuring
device, shall be sought.
E. Certification; Every such lighting system design and installation shall be certified by
a registered engineer as conforming to all applicable restrictions of this Code.
30
F. Curfew: All events shall be scheduled so as to complete all activity before the curfew
listed in Table 6.1, Illumination of the playing field, court or track shall be permitted
after the curfew only to conclude a scheduled event that was unable to conclude
before the curfew due to unusual circumstances.
Table 6.1 SPORTS FACILITY AND DISPLAY LOT LIGHTING CURFEWS
LIGHTING ZONE
E4 E3 E2 E1
12am llpm llpm lOpm
6.2 Outdoor Display Lots.
A. Lighting for display lots shall be considered Class 1(Color Rendition), and shall be
exempt from the lumens per acre limits of Section 4.2.
B. Shielding; All display lot lighting shall utilize fully shielded luminaires that are
installed in a fashion that maintains the fully shielded characteristics.
C. Illuminance: The display lot shall be designed to achieve no greater than the minimal
illuminance levels for the activity as recommended by the Illuminating Engineering
Society of North America (IESNA).
D. Off-site spill: The display lot shall limit off-site spill (off the parcel containing the
display lot) to a maximum of 5 lux (0.5 fc) at any location on any non-residential
property, and 0.5 lux (0.05 fc) at any location on any residential property, as
measurable from any orientation of the measuring device.
E. Certification: Every display lot lighting system design and installation shall be
certified by a registered engineer as conforming to all applicable restrictions of this
Code. -
Curfew: Display lot lighting exceeding the lumens per acre cap of Section 4.2 shall be
turned off at the curfew listed in Section 6.1 or within thirty minutes after closing
of the business, whichever is later. Lighting in the display lot after this time shall be
considered class 2 lighting, and shall conform to all restrictions of this Code
applicable for this class, including the lumens per acre caps in Section 4.2.
(See Reference 13: Lumen cap exemption for display lots)
6.3 Service Station Canopies.
A. Lighting for service station canopies shall be considered class 2 lighting (General
Illumination).
B. Shielding: All luminaires mounted on or recessed into the lower surface of service
station canopies shall be fully shielded and utilize flat lenses,
C. Total Under-Canopy Output: The total light output used for illuminating service
station canopies, defined as the sum of all under-canopy initial bare-lamp outputs
in lumens, shall not exceed 430 lumens per square meter (forty lumens per square
K�
foot) of canopy in Lighting Zones E3 and E4, and shall not exceed 215 lumens per
square meter (twenty lumens per square foot) in Lighting Zones El and E2. All
lighting mounted under the canopy, including but not limited to luminaires mounted
on the lower surface or recessed into the lower surface of the canopy and any
lighting within signage or illuminated panels over the pumps, is to be included toward
the total at full initial lumen output.
C. The lumen output of lamps mounted on or within the lower surface of a canopy is
included toward the lumen caps in Section 4.2 according to the method defined in
Section 16.24. Other lighting located under a canopy but not mounted on or within
the lower surface is included toward the lumen caps in Section 4.2 at full initial
output.
(See Reference 14: LPSlother lamp type mix for color rendition with LPS energy savings)
(See Reference 15: Further information on canopy lighting)
6.4 All lighting not directly associated with the special use areas above shall conform to
the lighting standards described in this Code, including but not limited to the lamp type
and shielding requirements of Section 4.1 and the lumens per acre limits of Section 4.2.
The net acreage for the determination of compliance with Section 4.2 shall not include the
area of the athletic field or outdoor display lot, as defined in Section 16.21; the area of any
service station canopy shall be included in the net acreage.
7. Submission of Plans and Evidence of Compliance with Code, Subdivision Plats
Here is the functional heart of the lighting code - the information required must be both relatively
easy to come by, simple to understand for planning staff, and sufficient to assure compliance with
the standards of the lighting code. There is a delicate balance between these aspects. Forms to
collect the information required are included in the.
Section 7. Submission of Plans and Evidence of Compliance with Code, Subdivision
Plats
7.1 Submission Contents. The applicant for any permit required by any provision of the
laws of this jurisdiction in connection with proposed work involving exterior lighting fixtures
shall submit (as part of the application for permit) evidence that the proposed work will
comply with this Code. Even should no other such permit be required, 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
contain but shall not necessarily be limited to the following, all or part of which may be part
or in addition to the information required elsewhere in the laws of this jurisdiction upon
application for the required permit:
�Plan indicating the location on the premises of each illuminating device, both
proposed and any already existing on the site;
�Description of all illuminating devices, fixtures, lamps, supports, reflectors, both
proposed and existing. The description may include, but is not limited to, catalog
cuts and illustrations by manufacturers (including sections where required);
32
�Photometric data, such as that furnished by manufacturers, or similar showing
the angle of cut off of light emissions.
7.2 Additional Submission. The above required plans, descriptions and data shall be
sufficiently complete to enable the designated ofFicial to readily determine whether
compliance with the requirements of this Code will be secured. If such plans, descriptions
and data cannot enable this ready determination, the applicant shall additionally submit
as evidence of compliance to enable such determination such certified reports of tests as
will do so provided that these tests shall have been performed and certified by a
recogriized testing laboratory.
7.3 Subdivision Plats, If any subdivision proposes to have installed street or other
common or public area exterior lighting, submission of the information as described in
Section 7.1 shall be required for all such lighting.
7.4 Lamp or Fixture Substitution, Should any exterior light fixture or the type of light
source therein be changed after the permit has been issued, a change request must be
submitted to the designated official for approval, together with adequate information to
assure compliance with this Code, which must be received prior to substitution.
7.5 If the designated official determines that the proposed lighting does not comply with
this Code, the permit shall not be issued or the plan approved.
7.6 For all projects where the total initial output of the proposed lighting equals or
exceeds 50,000 lamp lumens, certification that the lighting, as installed, conforms to the
approved plans shall be provided by a certified engineer before the certificate of occupancy
is issued. Until this certification is submitted, approval for use of a Certificate of
Occupancy shall not be issued for the project.
8. Approved Materials and Methods of Construction or Installation/Operation
This section provides a method for addressing any lighting designs or developments that have not
been addressed in the code. As written in the Model Wisconsin Exferior Lighfing Code, it provides
a no-cost approach for innovations that otherwise would have to be addressed through the
jurisdiction's variance procedures. It is not often used in most codes.
Care must be exercised in deciding who will make the decision in these cases. As written here,
the local planning official is suggested as most appropriate, since an official employed by the
community is charged with overseeing the community's interests in evaluating the proposal. If
there is a need for technical evaluation beyond the expertise of the designated official, outside
advice can be solicited from the local lighting advisory group (See: Ongoing education in exterior
lighting ), or from a professional lighting designer hired for the occasion.
33
Section 8. Approved Materials and Methods of Construction, Installation and
Operation
8.1 The provisions of this Code are not intended to prevent the use of any design, material,
or method of installation or operation not specifically prescribed by this Code, provided any
such alternate has been approved by the designated official. The designated official may
approve any such proposed alternate providing he/she finds that it:
A. Provides at least approximate equivalence to that applicable specific requirements
of this Code
B. Is otherwise satisfactory and complies with the intent of this Code.
9. Prohibitions
Beyond the lighting standards detailed in the code, it is useful to address some specific areas that
may arise. As a practical concern, to improve compliance especially in situations where permits
are not taken or required, the sale of non-conforming fixtures is prohibited. This kind of wording
has proved useful in informing retailers about lighting issues and making sure that they offer only
fixtures that conform to the community's standards for exterior lighting.
Section 9. Prohibitions
9.1 Sale of Non-Conforming Fixtures and Lamps. The installation, sale, offering for sale,
lease or purchase of any exterior lighting fixture or lamp the use of which is not allowed by
this Code is prohibited.
9.2 Laser Source Light. The use of laser source light or any sirriilar high intensity light for
outdoor advertising or entertainment, when projected above the horizontal, is prohibited,
9.3 Searchlights. The operation of searchlights for advertising purposes is prohibited.
9.4 Outdoor Advertising Off-Site Signs. Illumination of outdoor advertising off-site signs
is prohibited in Lighting Zones E2,and E1.
10. Temporary Exemption
Some users of temporary lighting cannot reasonably work within the constraints of the lighting
code. Examples are nighttime highway construction crews and carnivals. This section provides
an avenue to address the issues that can be addressed (highway crews can exercise care in the
direction they aim the floodlights, for example), and a way of limiting the time-span for such
lighting.
Section 10. Temporary Exemption
10.1 Request; Renewal; Information Required. Any person may submit, on a form prepared
by the jurisdiction, to the designated official, a temporary exemption request. The request
shall contain the following information:
• Specific Code exemption(s) requested;
• Duration of requested exemption(s);
• Proposed location on premises of the proposed light fixture(s);
34
• Purpose of proposed lighting;
•Information for each luminaire and lamp combination as required in section 7.1;
• Previous temporary exemptions, if any, and addresses of premises thereunder;
•Such other data and information as may be required by the designated official.
10.2 Approval; Duration. The designated official shall have five (5) business days from the
date of submission of the request for temporary exemption to act, in writing, on the
request. If approved, the exemption shall be valid for not more than thirty (30) days from
the date of issuance of the approval. The approval shall be renewable upon further written
request, at the discretion of the designated official, for a maximum of one (1) additional
thirty (30) day period. The designated official is not authorized to grant more than one
(1) temporary permit and one (1) renewal for a thirty (30) day period for the same property
within one (1) calendar year.
10.3 Disapprovai; Appeal. If the request for temporary exemption or its extension is
disapproved, the person making the request will have the appeal rights provided in Section
12.
11. Other Exemptions
Section 11.1 specifies the "grandfathe�' rules for previously installed non-conforming lights. See
also Section 3, which describes how the standards apply to new lighting and the conditions under
which lighting is considered to be new.
Section 11.2 concerns the issue of eminent domain - state and federal bodies are not legally
constrained by local codes, and they of course know this. In many areas though such
organizations will cooperate with the local planning bodies, submitting building plans for example
as a courtesy for review. This subsection simply states that such a process is encouraged for
lighting as well. The effective way to make sure it happens, though, is to have your
representatives (city council, county supervisor, etc.) make contact with the local representatives
of any state or federal operations, inform them of the issues and the code, and gain their personal
assurance that they will cooperate with the community. This contact will need renewal on an
intermittent basis.
Section 11. Other Exemptions
11.1 Nonconformance
A. Bottom-mounted or unshielded outdoor advertising sign lighting shall not be used
beginning five years after enactment of this Code.
B. All other exterior light fixtures lawfully installed prior to and operable on the
effective date of this Code are exempt from all requirements of this Code. There
shall be no change in use or lamp type, or any replacement (except for same-type
and same-output lamp replacement) or structural alteration made, without
conforming to all applicable requirements of this Code. Further, if the property is
abandoned, or if there is a change in use of the property, the provisions of this Code
will apply when the abandonment ceases or the new use commences,
35
11.2 State and Federal Facilities. Compliance with the intent of this Code at all State and
Federal facilities is encouraged.
11.3 Emergency Lighting. Emergency lighting, used by police, firefighting, or medical
personnel, or at their direction, is exempt from all requirements of this code for as long as
the emergency exists,
11.4 Swimming Pool and Fountain Lighting. Underwater lighting used for the illumination of
swimming pools and fountains is exempt From the lamp type and shielding standards of
Section 4.1, though it must conform to all other provisions of this code.
12 -15. Legal sections to be modified to conform to local jurisdictions
Section 12. Appeals
Any person substantially aggrieved by any decision of the designated official made in
administration of the Code has the right and responsibilities of appeal to the
Advisory/Appeats Board of this jurisdiction.
Section 13. Law Governing Conflicts
Where any provision of federal, state, county, township or city statutes, codes, or laws
conflicts with any provision of this Code, the most restrictive shall govern unless otherwise
regulated by law.
Section 14. Violation and Penalty
It shall be a civil infraction for any person to violate any of the provisions of this Code.
Each and every day or night during which the violation continues shall constitute a
separate offense. A fine shall be imposed of not less than fifty dollars nor more than
seven hundred dollars for any individual or not less than 100 nor more than ten thousand
dollars for any corporation, association, or other legal entity for each offense. The
imposition of a fine under this Code shall not be suspended.
Section 15. Severability
If any of the provisions of this Code or the application thereof is held invalid, such invalidity
shall not affect other provisions or applications of this Code which can be given effect, and
to this end, the provisions of this Code are declared to be severable.
36
16. Definitions
Definitions in a lighting code are the vocabulary of effective lighting control and to some extent
quality lighting; they must be approached with the understanding of who must understand and use
them. Quality lighting is a complex and evolving subject, practiced by professionals with extensive
training in aspects of electrical, photometric and visual science, technology and application.
Lighting codes are not intended to replace this training or the extensive professional manuals used
by such designers, but instead are primarily intended for use and implementation by planning
departments at city and county level.
Where at all possible, reliance on technical definitions should be avoided. Though a technical
definition may be more precise, precision does not help if the person using the definition does not
have the training or practical background to understand and apply it. The persons who must
understand and use the lighting code are planners, developers, small business owners,
homeowners, engineers, and everyday citizens. Only a few of these persons have the training to
understand definitions like these:
Full Cutoff Light Fixture. A light fixture with a light distribution where no candela occur
at or above an angle of 90 degrees above nadir. Additionally, the candela per 1000 lamp
lumens does not numerically exceed 100 (10%) at a vertical angle 80 degrees above
nadir. This applies to all lateral angles around the luminaire.
Lumen. The luminous flux emitted within a unit solid angle (one steradian) by a point
source having uniform luminous intensity of one candela.
Most don't. There are ways around this kind of problem in almost all cases. For example, the
Model Wisconsin Exterior Lighting Code has these definitions:
Fully Shielded Light Fixtu�e. A light fixture constructed in such a manner that all light
emitted by the fixture, either directly from the lamp or a diffusing element, or indirectly by
reflection or refraction from any part of the luminaire, is projected below the horizontal.
Lumen. Unit of luminous flux; used to measure the amount of light emitted by lamps.
Almost nothing is lost, but now almost all users will be able to understand the definitions.
Much care has gone into creating many of the following definitions based on long experience
gained with the application of real lighting codes, be careful if you modify any - the implications to
and interpretations of other users must be a fully appreciated.
Section 16. Definitions
As used in this Code, unless the context clearly indicates otherwise, certain words and
phrases used in this Code shall mean the following:
16.1 Class 1 Lighting. All exterior lighting used for, but not limited to, exterior sales or
eating areas, assembly or repair areas, advertising and other signs, recreational facilities
and other similar applications where COLOR RENDITION IS INIPORTANT to preserve the
effectiveness of the activity. Designation of lighting as Class 1 requires a finding by the
Planning Director of the essential nature of color rendition for the application. Recognized
Class 1 uses are: outdoor eating and retail food or beverage service areas; outdoor
maintenance areas; display lots; assembly areas such as concert or theater
amphitheaters.
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16.2 Class 2 Lighting. All exterior lighting used for, but not limited to, illumination for
walkways, roadways, equipment yards, parking lots and outdoor security where General
illumination for safety or security of the grounds is the primary concern.
16.3 Class 3 Lighting. Any exterior lighting used for DECORATIVE effects including, but
not limited to, architectural illumination, Flag and monument lighting, and illumination of
trees, bushes, etc.
16.4 Development Project. Any residential, commercial, industrial or mixed use subdivision
plan or development plan which is submitted to the City for approval.
16.5 Direct Illumination. Illumination resulting from light emitted directly from a lamp or
luminaire, not light diffused through translucent signs or reflected from other surfaces
such as the ground or building faces.
16.6 Directly Visible. Allowing a direct line-of-sight to the light source or lamp.
16.7 Display Lot or Area. Outdoor areas where active nighttime sales activity occurs AND
where accurate color perception of inerchandise by customers is required. To qualify as a
display lot, one of the following specific uses must occur: automobile sales, boat sales,
tractor sales, building supply sales, gardening or nursery sales, assembly lots, swap meets.
Uses not on this list must be approved as display lot uses by the Planning Director.
16.8 Flood Lamp. A specific form of lamp designed to direct its output in a specific
direction (a beam) but with a diffusing glass envelope: Such lamps are so designated by
the manufacturers and are typically used in residential outdoor area lighting.
16.9 Footcandle. One lumen per square foot. Unit of illuminance. It is the luminous flux
per unit area in the Imperial system. One footcandle equals approximately 0.1 (0,093) lux.
16.10 Full Cutoff Light Fixture. A luminaire light distribution where no light is emitted
above the horizontal, and where the intensity at 80 degrees from nadir is no greater than
100 candela per 1000 lamp lumens, [This definition is not used in the Model Wisconsin
Exterior Lighting Code.]
16.11 Fully Shielded Light Fixture. A lighting fixture constructed in such a manner that all
light emitted by the fixture, either directly from the lamp or a diffusing element, or
indirectly by reflection or refraction from any part of the luminaire, is projected below the
horizontal as determined by photometric test or certified by the manufacturer. Any
structural part of the light fixture providing this shielding must be permanently affixed.
(See Reference 16: Shielding and cutoff terminology)
38
(See Reference 17: How to recognize fully shielded fixtures)
(See Reference 18: Fully shielded lights and aiming of adjustable luminaires)
16.12 Glare. The sensation produced by a bright source within the visual field that is
sufficiently brighter than the level to which the eyes are adapted to cause annoyance,
discomfort, or loss in visual performance and visibility. The magnitude of glare depends on
such factors as the size, position, brightness of the source, and on the brightness level to
which the eyes are adapted.
16.13 Installed. The attachment, or assembly fixed in place, whether or not connected to a
power source, of any exterior light fixture.
16.14 Light pollution. Any adverse effect of manmade light.
16.15 Light Trespass, Light falling where it is not wanted or needed, typically across
property boundaries.
16.16 Lighting Zones. The five lighting zones are defined on the Lighting Zone Map, by this
reference made a part of this Code. A parcel located in more than one of the Lighting
Zones described in Section 16.16.A-E shall be considered to be only in the more restrictive
Lighting Zone. Guidelines used to guide the delineation of the lighting zones are:
16.16.A Lighting Zone E4. Areas of high ambient lighting levels. This Zone generally
includes urban areas with primary land uses for commercial, business and industrial
activity, including highway commercial and downtown districts.
16.16.B Lighting Zone E3. Areas of inedium ambient lighting levels. This Zone
generally includes suburban residential areas, though neighborhood commercial or
industrial parcels largely surrounded by suburban residential uses will often be
included.
16.16.0 Lighting Zone E2. Areas of low ambient lighting levels. This Zone generally
includes rural residential and agricultural areas, but may also include small outlying
neighborhood commercial and industrial areas surrounded by rural residential areas.
16.16.D Lighting Zone El. Areas with intrinsically dark landscapes. This Zone
includes all areas within fifty (50) kilometers (31 miles) of astronomical
observatories and within ten (10) kilometers (6 miles) of local or national park
boundaries, as well as the parks themselves. In these areas the preservation of a
naturally-dark environment, both in the sky and in the visible landscape, is
considered of paramount concern. This Zone may also include rural areas, including
rural residential areas, that have identified preservation of natural darkness as a
high priority or other areas where the preservation of a naturally dark landscape is
of utmost priority.
39
16.17 Lumen. Unit of luminous flux; used to measure the amount of light emitted by lamps.
16.18 Luminaire. The complete lighting assembly, less the support assembly. For purposes
of determining total light output from a luminaire, lighting assemblies which include
multiple unshielded or partially shielded lamps on a single pole or standard shall be
considered as a single unit,
16.19 Lux. One lumen per square meter. Unit of illuminance. It is the luminous flux per unit
area in the metric system. One lux equals approximately 10 (10.8) foot candles.
16.20 Multi-class Lighting. Any exterior lighting used for more than one purpose, such as
security and decoration, such that its use falls under the definition of two or more classes
as defined for Class 1, 2 and 3 Lighting,
16.21 Net Acreage. The remaining area after deleting all portions for proposed and
existing streets within a development parcel or subdivision. For parcels including those
special uses listed in Section 6 that are exempted from the lumens per acre caps of
Section 4.2 (recreational facilities and outdoor display lots), the area devoted to the
special use shall also be excluded from the net acreage.
16.22 Opaque. 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 though it.
16.23 Exterior light fixture. An outdoor illuminating device, outdoor lighting or reflective
surface, lamp or similar device, permanently installed or portable, used for illumination or
advertisement. Such devices shall include, but are not limited to lights used for:
• Parking lot lighting;
• Roadway lighting;
• Buildings and structures;
• Recreational areas;
•Landscape lighting;
• Billboards and other signs (advertising or other);
• Product display area lighting;
• Building overhangs and open canopies.
16.24 Exterior Light Output, Total. The maximum total amount of light, measured in
lumens, from all exterior light fixtures. For lamp types that vary in their output as they
age (such as high pressure sodium, fluorescent and metal halide), the initial output, as
defined by the manufacturer, is the value to be considered. For determining compliance
40
with Section 4.2 [Total Exterior Light Output] of this Code, the light emitted from exterior
light fixtures is to be included in the total output as follows:
A. Exterior light fixtures installed on poles (such as parking lot luminaires) and light
fixtures installed on the sides of buildings or other structures, when not shielded
from above by the structure itself as defined in parts B, C and D below, are to be
included in the total exterior light output by simply adding the initial lumen outputs
of the lamps used;
B. Exterior light fixtures installed under canopies, buildings (including parking garage
decks), overhangs or roof eaves where all parts of the lamp or luminaire are located
at least five (5) feet but less than ten (10) feet from the nearest edge of the
canopy or overhang are to be included in the total exterior light output as though
they produced only one-quarter (0.25) of the lamp's rated initial lumen output;
C. Exterior light fixtures installed under canopies, buildings (including parking garage
decks), overhangs or roof eaves where all parts of the lamp or luminaire are located
at least ten (10) feet but less than thirty (30) feet from the nearest edge of the
canopy or overhang are to be included in the total exterior light output as though
they produced only one-tenth (0.10) of the lamp's rated initial lumen output.
D. Exterior light fixtures installed under canopies, buildings (including parking garage
decks), overhangs or roof eaves where all parts of the lamp or luminaire are located
thirty (30) or more feet from the nearest edge of the canopy or overhang are not to
be included in the total exterior light output, Such lamps must however conform to
the lamp source and shielding requirements of Section 4.
(See Reference 15: Further information on canopy lighting)
16.25 Outdoor Recreation Facility, An area designed for active recreation, whether
publicly or privately owned, including, but not limited to, baseball diamonds, soccer and
football fields, golf courses, tenriis courts and swimming pools.
16.26 Person. any individual, tenant, lessee, owner, or any commercial entity including but
not limited to firm, business, partnership, joint venture or corporation.
16.27 Sign, Externally Illuminated. A sign illuminated by light sources from the outside.
16.28 Sign, Internally Illuminated. A sign illuminated by light sources enclosed entirely
within the sign cabinet and not directly visible from outside the sign,
16.29 Sign, Neon. A sign including luminous gas-filled tubes formed into text, symbols or
decorative elements and directly visible from outside the sign cabinet.
16.30 Sky Glow. The brightening of the night sky that results from the scattering of
artificial visible radiation from the constituents of the atmosphere.
m
16.31 Spot Lamp. A specific form of lamp designed to direct its output in a specific
direction (a beam) and with a clear or nearly clear glass envelope: Such lamps are so
designated by the manufacturers, and typically used in residential outdoor area lighting.
16.32 Temporary Lighting. Lighting which does not conform to the provisions of this Code
and which will not be used for more than one thirty (30) day period within a calendar year,
with one thirty (30) day extension. Temporary lighting is intended for uses which by their
nature are of limited duration; for example holiday decorations, civic events, or construction
projects.
16.33 Use, Abandonment of. The relinquishment of a property, or the cessation of a use
or activity by the owner or tenant for a period of six months, excluding temporary or short
term interruptions for the purpose of remodeling, maintaining, or otherwise improving or
rearranging a facility. A use shall be deemed abandoned when such use is suspended as
evidenced by the cessation of activities or conditions which constitute the principle use of
the property.
Code References
1: Roadway Lighting Standards
In most communities, roadway lighting is specified by engineering standards. Such standards
may include technical requirements such as average illuminance and uniformity, specific
luminaires, mounting heights, pole spacing and location relative to roadsides, curbs or sidewalks,
overhangs, lamps type and wattage, even paint or finish colors. The exemption in Section 3 is not
intended to imply that roadway lighting need not be of good quality and conform to the goals of the
lighting code, but the most appropriate vehicle to address such lighting is often engineering
standards.
If your community does not have such standards, then the exemption of Section 3.4 should be
deleted. If it does have relevant engineering standards, then you must work with the engineering
department to assure that the standards are consistent with the lighting code. Roadway lighting
should be fully shielded, and the use of the most efficient source (LPS) should also be considered.
Fixtures with minimal across-road and "house side"glare should be specified. If illumination levels
are part of the standards, minimum levels consistent with safety and utility should be specified;
many communities do not specify any roadway lighting in residential areas.
2: Origin of 45 Degree Limitation for Spotlights and Floodlights
Forty five degrees is not based on any specific intensity distribution for such lamps, and there is
such a tremendous variety of manufacturers and designs for these kinds of lights, so that a
specific figure is difficult to justify based on such distribution patterns. But a 45-degree downward
aim will ameliorate the glare from such lights, and it is simple to apply and verify as it is half-way
between straight down and straight to the side. As written in the Model Wisconsin Exterior
Lighting Code, if the output of a lamp is above 2000 lumens, it must be fully shielded; the
45-degree specification will apply to only lower-output lamps, including up to 100 watt
incandescent R, ER and PAR lamps.
42
A 45-degree down-tilt will control the worst glare from floodlights. The illustrated pattern is 40/60
degrees full width at 50%/10% of peak candlepower, a typical PAR-38 floodlight pattern.
3: Discussion of 2000 lumen Shielding Split
Relaxing shielding standardsfor low-output lamps increases flexibility for such lamps. This is
particularly helpful for residential lighting, where well-shielded fixtures are hard to find and the
obtrusive impacts may be considered minimal in many situations. The 2000 lumen figure is
consistent with the lamp types listed under (See Reference 4: Examples of lamps with 2000 /umen
and less).
An unfortunate and unintended side-effect of this approach in lighting codes is that some users
may attempt to use many low-output poorly shielded lights instead offewer high-output shielded
lights, perhaps in an attempt at minimizing initial hardware costs or because of a desire to use a
particular luminaire with poor optical control because of iYs aesthetic appearance. The worst
consequences of this tendency (excessive glare and uplight) are mitigated by setting the lumen
value of the split no higher than 2000 or 3000 lumen, and by having a strict cap on the unshielded
lumens per net acre {Section 4.2). But those applying the code should be encouraged to attach
real meaning to the definition of "A" in Table 4.1: "all types of fixtures allowed; shielding not
required but highly recommended..." should mean that unshielded lights, even of low output,
should be allowed only if shielded lighting is not practical or feasible. The goal for all general
lighting (class 2) should be 100% fully shielded.
4: Examples of Lamps with 2000 lumen and Less
The acceptability and shielding restrictions applicable to a particular lamp are decided by its initial
lumen output, not wattage; check manufacturer's specifications. Examples of lamp rypes of 2000
lumens and below are
• 100 Watt Standard Incandescent
• 15 Watt Cool White Fluorescent
• 15 Watt Compact Fluorescent
• 18 Watt Low Pressure Sodium
5: Discussion of Lumens per Net Acre Caps
Analyses of recommended lighting practices and many examples of commercial development
show that the lumens per acre limits of Table 4.2 for Lighting Zones E4 and E3 (200,000 and
100,000 lumens per net acre) allow sufficient lighting for efficient and safe lighting of outdoor
areas. These limits have scant impacts on typical lighting designs and practices even in large
cities with higher-intensity lighting. The limits for Lighting Zone E2 (50,000 lumens per net acre)
may require some adjustments to typical designs to concentrate light, but allow illuminances
consistent with recommended practices for low-activity levels with efficient lighting design. The
43
limits for Lighting Zones E1 are lower than rypically used by commercial activities with even low
activiry levels, and are to large degree incorripatible with commercial developrr�nt without
considerable increases in the proportion of land area left unlighted on developed parcels.
The approach of limiting lumens per acre is used in large part because of its simplicity of
application and to avoid the wide use of technical specifications and the concomitant imposition of
technical training and design complications on planning departments. A brief discussion of the
implications of these caps on illumination levels is helpful to provide perspective for these
unfamiliar limits and their general impacts on lighting levels.
An estimate of the average lighting levels with these lumen per acre caps for large area lighting
(such as parldng lots) can be obtained from the following considerations, starting with per acre raw
output lumen totals:
25,000 or 50,000 or 100,000 or 200,000 lumens
If the entire acre (43,560 f) needed illumination, this amount of raw initial lamp lumen output
would give these average initial illuminances, assuming a Coefficient of Utilization (CU) of 0.45.
(The CU describes how much of the light emitted by the lamp is directed onto the area of interest -
in this case, 45%, a figure rypical for parking lots of about one acre.)
3 or 6 or 11 or 22 lux
(0.3 or 0.5 or 1.0 or 2.1 foot candles)
Since each parcel is allowed to use the entire nef acreage to determine the lumen allowance, and
since some of the property will not require outdoor illumination (e.g. the building footprint and
landscaping), the average values in the lighted areas will be higher than these figures. Light Loss
Factors (LL� will dim metal halide lighting to as low as about 55% of the initial values (LLD=0.65,
LDD=0.85) and 62% for high-pressure sodium (LLD=0.73, LDD=0.85), whereas low-pressure
sodium will suffer a depreciation of 10% or less (LLD=1.OD, LDD> 0.90).
These average illuminances for 50,000 lumens per acre and above compare favorably with IESNA
recommendations for roadways, pedestrian areas and parking facilities (assuming average,
minimum uniformiry ratios somewhat better than the recommended maximum), though public
roadway areas and illumination systems are not included in the lumen caps or net acreage as
defined in the Model �sconsin Exferior Lighfing Code. At 50,000 lumens per acre the illumination
levels are comparable with IESNA recommended practice for low activiry level general parking
facilities (See: IESNA RP-33) if average to minimum uniformity is 2.5:1 or better.
(Codes with lumen per acre caps presently in place include: the Flagstaff and Coconino County
codes, with caps at 25,000, 50,000 and a maximum 100,000 Im/acre; the Cottonwood (Arizona)
lighting ordinance with a cap of 100,000 Im/acre in all areas. At this writing the Tucson/Pima
County code is considering caps of 12,500 Im/acre to 250,000 Im/acre, depending on area and
lighting rype.)
6: Equivalent Lumens/Acre, Lumens/Hectare and Lumens/Meter� Values
If the overall lumen caps of Section 4.2 are recast in metric units, the equivalent values are shown
in the table below. If persquare mefer values are used, it must be emphasized that they are not
to be interpreted as lux or illuminance caps. In the U.S. parcel sizes are almost always
measured in acres, so the equivalent lumens per square foot values are not offered here: if used
in the lighting code they could also be misinterpreted as footcandle or illuminance caps, an
approach intentionally avoided in the lumens per acne approach (See: Should a lighting code
..
specify lighting levels?). The values listed are approximately equivalent- if desired more exact
conversion can be obtained by multiplying lumens/acre by 2.471 to obtain lumens/hectare.
Lumens/Acre Lumens/Hectare Lumens/Meter�
200,000 500,000 50
100,000 250,000 25
50,000 120,000 12
10,000 25,000 2.5
5,000 12,000 1.2
2,000 5,000 0.50
1,000 2,500 0.25
7: Origin of 5500 Lumen Minimum-Unshielded Cap.
Single-family detached home residential parcels are commonly as small as 1/5 or 1/6 acre, or
even smaller. Rural properties are commonly an acre or larger. For larger properties, it is
appropriate to scale the lighting allowance with area, since many large parcels will have auxiliary
structures such as barns, shops or other outbuildings. But per acre lumen caps appropriate for
larger rural properties will give unreasonably small allowances for small suburban or urban lots;
conversely, per acre caps appropriate for small lots would give huge allowances for larger
properties.
The approach in the Model Wisconsin Exterior Lighting Code is to apply per acre caps
appropriate for larger properties, and establish minimum values that allow adequate lighting for
smaller properties. The minimum is based on the following list of. lamps, which might be
considered typical for exterior residential lighting:
2 60W INC porch light 2 X 855 lm = 1710 lm (Std A incandescent)
6 50W INC floodlights 6 X 590 lm = 3540 lm (GE Std Halogen PAR-38)
5250 lm
The limit at 5500 lumen rounds out this figure and allows for other
manufacturer's lamps.
Other values are reasonable, and should be used if the community feels another inventory is more
appropriate. Though there may be some concern in allowing such apparently large amounts of
lighting for residential uses, remember that most residential lighting is off most of the time. If 5500
lumen were to be on all the time, it might be considered obtrusive (but again, remember the strict
shielding standards in Table 4.1 References 1 and 5, Table 4.2 Reference 3, and Section 4.4), but
effective ways to address these rare instances, that are not overly restrictive for the majority of
users who leave most lights off most of the time, have not been discovered. Residences will be
permitted more than this minimum if the per acre cap is larger, which occurs for parcels of 0.28,
0.55 or 1.1 acre (in Lighting Zones E4, and E3-E1 respectively).
Though there is in principle no reason all residential lighting cannot be fully shielded, legal
restrictions are often impractical, and the effort and intrusion are usually unjustified for such
relatively minor light pollution impacts. It is difficult, though not impossible, to find quality shielded
'�
luminaires for low-output residential lighting (see the discussion underResidential Lighting). The
major light pollution impact of such lighting is usually light trespass and glare, and this problem is
addressed by requiring all lamps over 2000 lumen to be fully-shielded and any flood- or spotlights
under 2000 lumen to be directed downward 45 degrees when visible from any neighboring
property. Some communities do require that all lamps used in residential lighting must be fully
shielded, no matter how low the output; these restrictions can also be imposed through CC&Rs;
(Conditions, Covenants and Restrictions) and enforced by the local homeowners' association.
8: Alternative Section 4.2 with LPS Requirement
The use of LPS is strongly encouraged for general illumination (class 2 lighting) in all Lighting
Zones. The benefits of LPS are broad, extending beyond the usual arguments made for
astronomy (See: What Types of Lamps Are Used in Exterior Lightin�)
Replacing Section 4.2 in the Model �sconsin Exterior Lighting Code with the following alternative
would have the effect of establishing an LPS requirement. As implemented here with the 90:10
LPS:non-LPS split, even Class 1 lighting can be effectively accomplished under this approadi.
This limit comes from arguments about color perception discussed under Reference 14:
LPS:Other lamp type mix for color rendition with LPS energy savings.
It is not suggested to have non-LPS caps in residential areas. This is principally because the
overall light usage in residential areas is low, LPS is not available in low outputs usually used in
residential lighting (minimum is about 1800 lumens), and there is little selection and availability of
luminaires for residential application.
Alternative text for section 4.2 might read:
4.2. Total Exterior Light Output. Total exterior light output shall not exceed the limits in Table 4.2.
Seasonal decorations, permitted between Thanksgiving and 15 January, are not counted toward
these limits. (The values in this table are upper limits and not design goals; design goals should
be the lowest levels that meet the requirements of the task.)
LUMEN CAPS - INITIAL LUMENS PER NET ACRE
Table 4.2 MAXIMUM TOTAL Exterior LIGHT OUTPUT STANDARDS
LIGHI'ING ZONE
E4 E3 E2 E1
Commercial and Industrial zoning (1)
Total (shielded + unshielded, LPS + 200,000 100,000 50,000 25,00
non-LPS)
Unshielded Only 10,000 10,000 4,000 2,00
Non-LPS 20,000 10,000 5,000 2,50
Residential zoning (2,3)
Total (shielded + unshielded, LPS + 20,000 10,000 10,000 10,00
non-LPS)
Unshielded Only 5,000 5,000 1,000 1,00
46
9: Example Applications of Section 4.
The shielding standards and lumen caps of Tables 4.1 and 4.2 in the Model Wisconsin Exferior
Lighfing Code are summarized here as they apply for the various land uses in the five lighting
zones. The notes to the tables and other subsections of Section 4 affect details of the lighting
use, some of which are not shown here.
1)Residential single-home and duplex properties (per parcel)
Zone E1:
• All lamps 2000 lumen or greater must be fully shielded
• Any unshielded lights must be less than 2000 lumen each and must not be directly visible
from any other residential property
Maximum Lumens:
10,000 Im/AC or 5,500 Im (whichever is greater), all lights, including up to 1,000
Im/AC or 5,500 Im (whichever is greater), unshielded
Zone E2:
• All lamps 2000 Im or greater must be fully shielded
• Any unshielded lights must be less than 2000 lumen each and must not be directly visible
from any other residential property
Maximum Lumens:
10,000 Im/AC or 5,500 Im (whichever is greater), all lights, including up to 1,000
Im/AC or 5,500 Im (whichever is greater), unshielded
Zone E3:
• All lamps 2000 lumen or greater must be fully shielded
• Any unshielded lights must be less than 2000 lumen each; any flood or spot lights must
be aimed no higher than 45 degrees from straight down
Maximum Lumens:
10,000 Im/AC or 5,500 Im (whichever is greater), all lights, including up to
5,000 Im/AC or 5,500 Im (whichever is greater), unshielded
Zone E4:
• All lamps 2000 lumen or greater must be fully shielded
• Any unshielded lights must be less than 2000 lumen each; any flood or spot lights must
be aimed no higher than 45 degrees from straight down.
Maximum Lumens:
20,000 Im/AC or 5,500 Im (whichever is greater), all lights, including up to
5,000 Im/AC or 5,500 Im (whichever is greater), unshielded
2) Multiple Family, Commercial and Industrial (per parcel)
Zone E1:
• Class 1: all types and outputs permitted, fully shielded
• Class 2: all types and outputs permitted, fully shielded
• Class 3: all types under 2000 Im permitted, fully shielded
Maximum Lumens:
25,000 Im/AC, all lights, including up to
2,000 Im/AC, unshielded lights
47
Zone E2:
• Class 1: all rypes and outputs permitted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and flood lamps must be aimed no
higher than 45 degrees from straight down
• Class 2: all types and outputs permitted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and Ilood lamps must be aimed no
higher than 45 degrees from straight down
• Class 3: all types under 2000 lumen permitted, fully shielded
Maximum Lumens:
50,000 Im/AC, all lights, including up to
4,000 Im/AC, unshielded lights
Zone E3:
• Class 1: all types and outputs permitted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and flood lamps must be aimed no
higher than 45 degrees from straight down
• Class 2: all types and outputs permitted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and flood lamps must be aimed no
higher than 45 degrees from straight down
• Class 3: all types and outputs permitted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and flood lamps must be aimed no
higher than 45 degrees from straight down
Maximum Lumens:
100,000 Im/AC, all lights, including up to
10,000 Im/AC, unshielded lights
Zone E4:
• Class 1: all types and outputs permtted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and flood lamps must be aimed no
higher than 45 degrees from straight down
• Class 2: all types and outputs permitted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and flood lamps must be aimed no
higher than 45 degrees from straight down
• Class 3: all types and outputs permitted; over 2000 lumen must be fully shielded, under
2000 lumen no shielding restriction except all spot and flood lamps must be aimed no
higher than 45 degrees from straight down
Maximum Lumens:
200,000 Im/AC, all lights, including up to
10,000 Im/AC, unshielded lights
10: Discussion of Internally Illuminated Sign Colors
Codes which simply prohibit signs with "white backgrounds" have encountered trouble with
designers asking if a very slight tint of yellow, cream or other nearly-white color will be allowed.
The intention is to encourage the approach where the information on the sign (text and logos) is
the more brightly illuminated portion, which leads to better legibility and effectiveness with
decreased light outputs. Standards for colored backgrounds that are not "white, off-white, cream
or yellov�!' should encourage this understanding.
48
11: Off-site Sign Illumination
Some jurisdictions prohibit the lighting of signs that are not located on the same parcel as the
advertised business.
Alternative text for section 5 might read:
5.1 External illumination for on-site signs (signs located on the same parcel as the
business they are advertising or providing information for) shall conform to all provisions of
this Code. In particular, such lighting shall be treated as Class 1 lighting and shall conform
to the lamp source, shielding restrictions and lumen caps of Section 4.
5.2 Illumination of off-site advertising signs (signs located on a different parcel than the
business they are advertising or providing information for) is prohibited in all lighting zones.
A further alternative 5.2 might allow such sign lighting only in the brighter urban districts:
5.2 Illumination of off-site advertising signs is prohibited in Lighting zones E1 and E2.
External illumination for such signs in Lighting Zones E3 and E4 shall be included toward
any applicable limits in Table 4.2 for the parcel on which they are actually located.
12: Sign Styles with Less Impact
On average, colored-bacl�qround signs have from 25% to 50% the total light output of white- or
light-background signs; opaque background signs have outputs from 5% to 50% of a
white-background sign (See the discussion under Section 5 Overview ). Though the Model
Wisconsin ExteriorLighfing Code takes a middle approach (prohbiting only light-background
signs), requiring sign sryles with lower outputs should be considered, either communiry-wide or in
the darker lighting zones (E2 and E1).
Opaque-background signs not only produce the least light pollution (usually by a wide margin),
they are also usually the most legible and therefore most effective for conveying information.
Another approach is to require low-output sryles (for example opaque background) for signs
advertising businesses that are open all night (such as motels, hotels, service stations, etc), or
after a particular time of night (such as midnight).
A subsection implementing this latter approach might read:
5.x Internally illuminated signs on after midnight shall be designed with opaque
backgrounds and translucent letters and symbols. No colored-background or
white-background internally illuminated signs are to be illuminated after midnight.
Lighting used inside internallyilluminated sign cabinets is not included toward any applicable
lumen caps, since the actual amount of light that escapes the sign is variable over a tremendous
range (from a percent or less of the lamp lumens to 50% or more, if white-background styles are
considered). To fairly include the actual outputs with such variation would require an difficult and
complex evaluation of the sign materials and details of the sign construction. A simpler and still
effective approach is to require lower output styles (such as colored or opaque backgrounds) and
limitations on sign numbers and sizes specified in the local sign code.
13: Lumen Cap Exemption For Display Lots
Display lots are exempted from the lumen caps, since the illumination goals for such lots may be
difficult to accommodate under the caps.
But at 100,000 lumens per acre and above, lighting for display lots could reach the lower IESNA
recommended average illuminance (50 lux or 5 footcandles) relatively easily for substantial
portions (20-30% or more) of a parcel, and therefore an exemption may not be necessary if such
proportions are judged sufficient. The feasibiliry of this approach for a given communiry must be
judged on the feasibility of limiting the proportion of a parcel illuminated as a display lot - some car
49
dealerships, for example, illuminate virtually the entire parcel as a display lot, while others brightly
illuminate only the front "display' row adjacent to the parcel frontage.
At lower lumens per acre caps the design implications of removing the lumen cap exemption are
more severe, meaning that proportionatey smaller portions of a parcel could reach the IESNA
recommended illuminance or that lower illuminances could be used. Lower illuminances are
certainly adequate for safety and good visibility of displayed items.
14: LPS:Other Lamp Type Mix for Color Rendition with LPS Energy Savings
Though service station canopy lighting could be principally LPS (color perception usually is not
regarded as neoessary to pump gasoline), very good color rendition can be obtained with a small
amount of broad-spectrum lighting such as fluorescent. Studies have shown (See: Boynton and
Pur1, Lighting Research and Technology, 21:23, 1989) that as little as 10% white light added to
LPS light permits nearly normal color perception. This is supported by experience in the Tucson
and Flagstaff areas, where LPS lighting is extensively used, and where some luminaires
combining both LPS and fluorescent lamps have been used.
In fact, for most service stations and especially service station / convenience store combinations,
white light from auxiliary lighting under the canopy (for example pump banners) or spill light from
the store front would usually provide enough white light for quite adequate color perception.
Otherwise, if spill light from other sources is insufficient, a few (fully shielded) fluorescent fixtures
can be added to the canopy to provide good color perception. If a typical canopy of 55 x 55 feet
uses 120,000 lumens total, a 90:10 mix would be obtained by using eight 90-watt LPS lamps
(13,500 lumens each) and four 39-watt F48T12/CW cool-white fluorescent lamps (3000 initial
lumens each).
Such a mixed-light system would retain most of the energy advantage of LPS, and provide good
color perception too. A pure metal halide system producing, 120,000 maintained lumens, would
require about 2.4 kW. A pure LPS system could provide the same maintained lumen level for
about 1.1 kW. A 90% LPS:10% fluorescent system would use about 1.4 kW. The mixed system
uses just over half the energy the pure metal halide system needs. Over one year this would
amount to about 2,000 kWh or about $150 in electrical cost savings alone (assuming half night
operation).
15: Further Information on Canopy Lighting
Service station canopies are the most conspicuous and common type of canopy, but other
canopies are seen for example covering the entrance area and adjacent driveway at hotel or motel
entrances. Since these canopies are generally not such a large proportion of a parcel's net
acreage as is seen for service stations, they will generally fit easily under the overall lumens per
net acre caps of Section 4.1, especially considering the "canopy factors" described in Section
16.23.0 and D.
Two International DarkSky Association information sheets discuss issues related to service station
canopy lighting: IDA Information Sheet #150: Uplight Impacts of Canopy Lighting, describes how
the position of a fully shielded luminaire under a canopy affects how much light gets into the sky
after reflection off the ground.
50
IDA Information Sheet #151: A Solution to Canopy Over-lighting describes lumens per square foot
caps for canopies that limit under-canopy illuminances to 5 and 10 footcandles maintained, values
recommended by the IESNA.
Note that the acreage devoted to special uses that are exempted from the lumens per acre caps
of Section 4.2 (athletic fields and display lots) are not included in a parcel's net acreage; acreage
for non-exempt special uses (service station canopies) are included in the net acreage. This is a
practical issue of both the intensity required (for athletic fields) and the proportion of the parcel
usually covered by the special use, since athletic fields and display lots are often a large portion of
the parcel, while service station canopies are not.
16: Shielding and Cutoff Terminology
There is much confusion surrounding terms used to describe the way luminaires restrict the light
emanating from the lamps contained within. Good lighting advocates must learn the minimal set
of definitions and endeavor to be careful in usage of the terms.
Be careful how you use words to describe shielding. "Shield" is a commonly used term in English,
and in common speech and even in luminaire manufacturers' literature anything that blocks any of
the light coming from the lamp can be called a shield. But in lighting codes we mean something
much more specific when we use the term "fully shielded." So be careful to always say "fully
shielded" when you mean that there is no uplight. Not "shielded", not "cutoff°, not even "full
cutoff°. These all have either less-specific or more specific meanings, and using them carelessly
only leads to more confusion.
There are two terms used to describe luminaires or lamps that have no shielding, allowing light to
shine unrestricted in all directions: unshielded and non-cutoff. Neither term specifies the
intensity distribution in any further detail. Post-top globes, with more than 50% uplight, barnyard
("NEMA") lights with perhaps 30% uplight, most porch lights, many drop-refractor "cobra head"
streetlight luminaires - all are unshielded or non-cutoff. Some have a greater uplight fraction than
others.
The next case of interest, where there is some but not complete restriction of upward emanations,
has three terms and three separate definitions, one using the word shielded and two using cutoff:
Partially Shielded: shielded in such a manner that more than zero but less than ten
percent of the light emitted directly from the lamp or indirectly from the fixture is projected
at angles above the horizontal.
Semi-cutoff: Intensity at 80 degrees from nadir does not exceed 200 candela per 1000
lamp lumens, nor at 90 degrees from nadir does intensity exceed 50 candela per 1000
lamp lumens.
Cutoff: intensity at 80 degrees from nadir does not exceed 100 candela per 1000 lamp
lumens, nor at 90 degrees from nadir does intensity exceed 25 candela per 1000 lamp
lumens.
This is where lighting codes and the professional lighting specifications diverge: lighting
professionals have reason to address in detail how the light intensity is distributed as it exits the
luminaire. But for lighting codes, we are much less concerned. Further, lighting professionals
have the training to understand and use the "candela per 1000 lamp lumens" specifications.
People administering light codes do not.
51
Moving on to the case where uplight is completely eliminated, we have the following terms:
Fully-Shielded: constructed in such a manner that all light emitted by the fixture, either
directly from the lamp or a diffusing element, or indirectly by reflection or refraction from
any part of the luminaire, is projected below the horizontal.
Full-Cutoff: A luminaire light distribution where no candlepow�er occurs at or above an
angle of 90 degrees from nadir. Additionally, the candela per 1000 lamp lumens does not
numerically exceed 100 at a vertical angle of 80 degrees above nadir. This applies to all
lateral angles around the luminaire.
The candlepower per 1000 lamp lumen restrictions at specific angles are important metrics for
directly addressing issues of glare. But since the terms require both detailed photometric
information and technical e�ertise to evaluate, in the venue of lighting codes and their
implementation using them will make the code difficult to implement and enforce.
The Model Wisconsin Exterior lighting Code recommends that lighting codes use the term fully
shielded as defined above and in Section 16. Simple elimination of uplight, conforming to the
definition of fully shielded but no further, has been found to give quite good results, certainly for
uplight elimination, but even in the reduction of glare. Though the term is somewhat less
restrictive than full cutoff, it has practical advantages. You can almost always tell if a luminaire is
fully shielded, just by looking at the luminaire as it is installed or at a picture of how it is meant to
be installed. This is a great advantage for the administration of a lighting code. You cannot tell by
looking if a luminaire is Semi-cutoff, cutoff, or full cutoff. For this you must obtain, and be able to
evaluate, reliable technical photometric specifications.
17: How to Recognize Fully-Shielded Fixtures
Yes
Fully Shielded Luminaire
Fully shielded fixtures are technically or photometrically defined as lights that emit no light above
the horizontal plane, but in practice such fixtures are usuallyeasily recognizable from catalog
drawings or pictures without requiring or interpreting photometric specifications. Such fixtures
almost always have a flat, horizontally oriented lens and opaque (usually metal) sides. They are
often described as "shoe box" luminaires if the luminaire has a predominantly rectangular form,
but they come in many shapes and sizes.
There is nothing mysterious about a shielded luminaire - if you can see the lamp or any optical
part (a reflector, prismatic lens or even a clear non-prismatic lens) from the side of the luminaire
(or any angle above), it is almost certainly not fully shielded. Beware of some fixtures that either
have reflecting surfaces located below the lamp and visible from the side or above, and fixtures
that can be mounted such that the shielding is ineffective (See above: Swivelled Luminaires
(Floodlights)). Also beware of claims for shielding based on the appearance of the word "shield"
"shielded", "cutoff° or similar in the description if the luminaire does not also look obviously fully
shielded as described here or as in figures illustrated in IDA Information Sheet #143.
The use of the "fully shielded" standard in lighting codes is strongly recommended for the very
reason that it is almost always verifiable simply from an examination of an illustration or the
luminaire itself. Rarely, photometric information may be necessary, especially if a catalog
illustration is not available or if the illustration looks questionable. Interpretation of technical
G7►•l
photometric data is complicated and requires some training. There are also occasional problems
with the completeness and accuracy of photometric data, and recogniang that this might be the
case with submitted information is also difficult.
Consultation with a lighting advisory group may be helpful (See: Ongoing Education in Exterior
Lighting), or other outside technical expertise may be used. The difficulty, time and possible
expense invoNed for such evaluations is one of the principle reasons lighting codes should be
written to avoid technical specification if at all possible (for further discussions of this issue (See:
Reference 16: Shielding and cutoff terminology, and Should a Lighting Code Specify Lighting
Levels?). See also: Reference 18: Fully shielded lights and aiming of adjustable luminaires.
18: Fully Shielded Lights and Aiming of Adjustable Luminaires
Aimable luminaires - though we specify particular designs as shielded, it is clear that such lights
must be properly aimed to maintain the shielding characteristics. Even the best fully-shielded
design, if aimed sideways, will become a terrible glare source and a terrible light. Thus there is
emphasis in the pattern on "installed and maintained such that the shielding is effective". Both
elements - a fully shielded design and proper aiming - are essential. (See : Practical Issues and
Problem Areas for Lighting Codes)
�.'
�
���
�
Glossary of Lighting Terms
CU - Coefficient of Utilization. A factor (between 0.0 and 1.0) that describes the fraction of the
total lamp lumens that strike the area to be illuminated (the "work plane"). For a roadway, the
work plane is the traveled roadway surface and perhaps the shoulder, but not the areas beyond
the sides of the road or the median, if present.
HID - High Intensity Discharge (Lamp). An electric discharge lamp in which the light producing arc
is stabilized by the arc tube wall temperature, and the arc tube has a bulb wall loading in excess of
three watts per square centimeter. HID lamps include mercury vapor, metal halide, and
high-pressure sodium.
LLF - Light Loss Factor. Factor (between 0.0 and 1.0) describing light output of a luminaire after
losses due to dirt accumulation and lamp lumen depreciation, relative to the output when the lamp
and luminaire are new. LLF = LDD x LLD
LDD - Luminaire Dirt Depreciation. Factor (between 0.0 and 1.0) used to describe how much light
produced by the lamp is not lost to dirt accumulation and other changes in the optical
characteristics of the luminaire, relative to the value when the luminaire is new. Depends on the
quality of the luminaire, materials used, maintenance, environment.
LLD - Lamp Lumen Depreaation. Factor (between 0.0 and 1.0) used to describe how the lamp
output changes with time compared to the initial output. Depends principally on lamp type.
54
Sources of Additional Informa�tion
The Model �sconsin Exterior Lighting Code has been adapted from the International DarkSky
Association U.S.A. Pattern lighting Code, which relies heavily on four extant lighting codes as
principle sources: the 1994 Revised Tucson and Pima Counry (AZ) Outdoor Lighting Control
Ordinances (see IDA Information Sheet 91) and the 1999 Revised Flagstaff (AZ) Outdoor Lighting
Ordinance (See: IDA Information Sheet 94) with its Coconino counry counterpart in Chapter 17 of
the Coconino Counry Zoning Ordinance. These codes are presently in their third and fourth
revisions, the Tucson Code having been first adopted in 1973, and updated in 1986 and 1994 with
another pending revision as this Handbook is written.
The Flagstaff Code was first adopted in 1973, and also has been updated in 1989, 1991 and
1999, while the Coconino County Lighting Ordinance was first adopted also in 1973, and updated
in 1989 and 1998. These codes have a track record to help establish what does and does not
work, and have pioneered most of the approaches to lighting control detailed here. They have
served as de facto pattem lighting codes for many years. Any communiry should carefully review
these codes, as they show examples of approaches, some more strict, some less strict, than the
Model �sconsin Exterior Lighting Code
Further extensive reference has been made of the professional lighting literature and technical
specifications. The Illuminating Engineering Sociery of North America (IESNA) (See: IDA
Information Sheet 4� is a professional sociery of lighting users, designers and manufacturers
whose purpose is to establish scientific lighting recommendations and to disseminate this
information to all interested parties. IYs recommendations are promulgated through the IESNA
Lighting Handbook, now in its 10th edition (1999), and in IESNA Recommended Practices (RP).
The I ESNA RP-33-99 Recommended Practice for Lighting for Exterior Environments (See: IDA
Information Sheet 152), published in 1999, contains extensive discussions on the issues related
to exterior lighting and control of its obtrusive aspects, as well as a professional lighting designer's
perspective on essential characteristics of exterior lighting codes.
The work of the International Commission on Illumination (Commission Intemationale de
1'Eclairage or CIE; see also IDA Informaiion Sheei 48) serves as background for much of lighting
and visual science. The CIE is an international body devoted to cooperation and exchange of
information among its member countries on all matters relating to the science and art of lighting.
The CIE has promulgated concepts and knowledge essential to lighting and visual science,
including the CIE photopic and scotopic sensitivity curves which characterize the spectral
sensitiviry of the human eye under light- and dark-adapted conditions. An especially useful
concept developed by the CIE, used here in the Model �sconsin Exterior Lighting Code are
Lighting Zones. These zones are used to provide a context for different lighting situations, and are
used in the Model Wisconsin ExteriorLighting Code to define differing levels of control to minimize
obtrusive aspects of lighting.
Finally, the International Dark-Sky Association (IDA) (and the information concerning a wide
variety of lighting issues contained on the International DarkSky Association website
www.darksky.org/ida) is behind much of the light pollution control and education effort in the past
ten years. International DarkSky Association is a non-profit, membership-based organization
whose goal is to stop the adverse environmental impact of light pollution through education about
the value and effectiveness of qualiry nighttime lighting and about the solutions to the problems.
The efforts of this organization and its members have had a tremendous effect, among
communities and professional lighting workers alike, on the perception of the aesthetics of the
night and the awareness of how lighting practices can enhance or detract from our nighttime
environment and activities.
55
IESNA: The Illuminating Engineering Society of North America provides recommended
design standards for the lighting profession:
IESNA
120 Wall Street, 17`h Floor
New York, NY 10005-4001
212/248-5000
www.iesna.orq
IDA: As the central clearinghouse for information on light pollution The International Dark-
Sky Association has compiled a web-based resource of exterior lighting information and
model ordinances from around the country:
I DA
3225 North First Ave.
Tucson, AZ 85719
520/293-3198
www.darkskV.orq
SHWEC: The UW-Extension assists communities and businesses to save energy while
irriproving the quality of their exterior lighting. Educational programs and model lighting
code language are available from:
The Solid and Hazardous Waste Education Center.
610 Langdon Street, Room 528
Madison, WI 53703-1195
608/262-0385
References
The Lighting Handbook 9th Ed., 2000, Illuminating Engineering Society of North America
Outdoor Lighting Manual for Vermont Municipalities, 1996, Chittenden RPC
The Outdoor Lighting Pattern Book, Leslie & Rodgers,1996, McGraw Hill
Surveillance of Public Space, Painter & Tilley, 1999, Criminal Justice Press
F�',
Sources of Exterior Ligh�ting Equipment
(This is not a complete list of manufacturers, or a product endorsement)
ABOLITE: 10000 Alliance Road; Cincinnati, OH 45242 (513/793-8875)
COOPER LIGHTING: 5035 Highway 61S, Vicksburg, MS 39180 (601/638-1522)
GENLYTE P.O. Box 129; Union, NJ 07083 (908/964-7000)
GENERAL ELECTRIC: Hendersonville, NC 28739 (800/626-2000)
GU"fH I_IGHI"ING: 2615 Washington Blvd.; St. Louis, MO 63103 (314/33-3200)
HADCO: P.O. Box 128; Littlestown, PA 17340 (717/359-7131)
HUBBELL LIGHTING: 2000 Electric Way; Christiansburg, VA 24073 (703/382-6111)
KIM LIGHTING: P.O. Box 1275; City of Industry, CA 91749 (818/968-5666)
LUMINAIRE TECHNOLOGIES, INC.: 212 West Main St.; Gibsonville, NC 27249 (910/449-6310)
MUSCO SPORTS LIGHTING INC.: 2961 N. 73r0 St., Milwaukee, WI 53210 (414/257-3990)
PEMCO LIGHTING PRODUCTS: 150 Pemco Way; Wilmington, DE 19804 (302/892-9003)
RUUD I_IGHI"ING: 9201 Washington Ave.; Racine, WI 53406 (414-886-1900)
SOFT LIGHTING SYSTEMS:1840 - 130th Ave. N.E. #15 Bellevue, WA 98005-2228 (888/789-7638)
SPERO I_IGH"fING: 1705 Noble Rd.; Cleveland, OH 44112 (216-851-3300)
STONCO: P.O. Box 129; Union, NJ 07605 (908-964-7000)
THOMAS & BETTS LIGHTING DIV.: 1555 Lynnfield Rd.; Memphis, TN 38119 (901/682-7766)
THOMAS OUTDOOR LIGHTING: 2661 Alvarado St.; San Leandro, CA (510/357-6900)
VOIGHT LIGHTING: 135 Fort Lee Rd.; Leonia, NJ 07605 (201-461-2493)
WESTERFIELD: 770 Gateway Center Dr.; San Diego, CA 92102 (619-263-6672)
57
Appendix A. Sample SMoreland LigMting Ordinance
Lake and homeowner associations, municipalities, counties or states that wish to regulate
shoreline lighting can take several approaches. Here is an example from the Oneida County
Wisconsin zoning code that focuses specifically on pier lighting:
Regulation of Lightinc�
The purpose of this section is to minimize light pollution of the shore land
environment without significantly inhibiting safety and security. This section applies
to all lighting on berthing structures or designed to illuminate those structures
associated with berths.
Light fixtures which do not conform to these provisions may be allowed with a
conditional use permit upon a showing of special circumstances affecting safety,
security, or general public interest. Non-conforming lighting in existence on the
effective date of this section must be brought into compliance within five (5) years.
1. Flashing and rotating lights are prohibited.
2. Lighting inside a boathouse and intended to illuminate its interior is
permitted,
3. I_ighting on exteriors of berthing structures shall be fitted with opaque
shields to prevent direct visibility of the lamp to persons on public waters or
adjacent lands more than 50 feet beyond the berthing structure.
4. Lighting not mounted on a berthing structure but designed to illuminate a
berthing structure or its immediate vicinity shall comply with subparagraph 3
above.
5. Lighting installed on, or intended to illuminate, seasonally-used berthing
structures shall be turned off when not required for safety or security.
6. Public marinas may install illuminated signs with opaque shaded or shielded
lighting that provide information pertaining to applicable federal state or
municipal rules and regulations relating to electrical, fueling, waste and
sewage disposal or other safety and environmental matters. Such sign
illumination shall not be visible off the berth structure
58
Appendix B. Nuisance Violations
Many jurisdictions may be with formal powers to enact code language based on planning and
zoning ordinances, or building codes. In these cases a nuisance ordinance can be adopted to
control poor quality exterior lighting. The following ordinance was adopted by the Town of
Koshkonong (Jefferson County).
'fITLE 11
OFFENSES AND NUISANCES
CHAPTER 6
PUBI_IC NUISANCES
SEC.11-6-8 OUTDOOR LIGHTING ORDINANCE
(a) Purpose and Intent.
(1) It is the intent of this Section 11-6-8 (herein the "Ordinance") to define
practical and effective measures by which the obtrusive aspects of excessive and/or
careless outdoor light usage cari be minimized, while preserving safety, security and the
nighttime use and enjoyment of property. These measures will reasonably curtail the
degradation of the nighttime visual environment by encouraging lighting practices that
direct appropriate amounts of light where and when it is needed, increasing the use of
energy-efficient sources, and decreasing the wastage of light, sky glow, and glare resulting
from over-lighting and poorly shielded or inappropriately directed lighting fixtures.
(2) In adopting this Ordinance, credit is hereby given to the International
DarkSky Association for its assistance in providing valuable information and guidance.
(b) Conformance with Applicable Codes.
All outdoor illuminating devices shall be installed and maintained in conformance with the
provisions of this Ordinance, the Town of Koshkonong Building Code, the Electrical Code,
and the Sign Code of the jurisdictions as applicable and under appropriate permit and
mspection.
(c) Applicability.
(1) New Uses, Buildings and Major Additions or Modifications. For
all proposed new land uses, developments, buildings, and structures that require a
building permit or other authorization from the Town, all outdoor lighting fixtures shall
meet the requirements of this Ordinance. All building additions or modifications of twenty
(25) percent or more in terms of additional dwelling units, gross floor area, or parking
spaces, either with a single addition or with cumulative additions subsequent to the
effective date of this provision, shall be subject to the requirements of this Ordinance for
the entire property, including previously installed and any new outdoor lighting.
59
(2) Existing Uses. Existing uses shall be exempted from the provisions
of this Ordinance in the circumstances as described in Sec. 11-6-8(h) below. Existing
uses and lighting which substantially deviate from the Purpose and Intent set forth above,
and which are brought to the attention of the Town Board by an aggrieved party, may
constitute a public nuisance under Sec.11-6-2(a) above, and subject to abatement or
other relief.
(3) Resumption of Use after Abandonment. If a property or use with
non-conforming lighting is abandoned as defined below, then all outdoor lighting shall be
reviewed and brought into compliance with this Ordinance before any use is resumed.
(4) Roadways. Lighting for public roadways is exempt from the provisions of this
Ordinance.
(d) Definitions.
As used in this Ordinance unless the context clearly indicates otherwise, certain words
and phrases shall mean the following:
(1) Development project. Any residential, commercial, industrial or mixed use
subdivision plan of development plan which is submitted to the Town for approval.
(2) Diffuse. To spread or scatter widely, or thinly.
(3) Direct illumination. Illumination resulting from light emitted directly
from a lamp or luminaire, not light diffused through translucent signs or reflected from
other surfaces such as the ground or building surfaces.
(4) Fully Shielded Light Fixture. A lighting fixture constructed in such
a manner that all light emitted by the fixture, either directly from the lamp or a diffusing
element, or indirectly by reflection or refraction from any part of the luminaire, is projected
below the horizontal as determined by a photometric test or certified by the manufacturer.
Any structural part of the light fixture providing this shielding must be permanently
a ffixed.
(5) Glare. The sensation produced by a bright source within the visual
field that is sufficiently brighter than the level to which the eyes have adapted to cause
annoyance, discomfort, or loss in visual performance and visibility. The magnitude of glare
depends on such factors as the size, position, brightness of the source, and on the
brightness level to which the eyes have become adapted.
�1
(6) Installed. The attachment, or assembly fixed in place, whether or not connected
to a power source, of any outdoor light fixture.
(7) Light Pollution. Any adverse effect of manmade light.
(8) Light Trespass. Light from an outdoor luminaire falling on an adjacent property
as observed at four (4) feet above ground at the property line.
(9) Lumen per Acre Cap, The upper limit, or most light allowed. Lower lighting levels
are encouraged.
(10) Luminaire. The complete lighting assembly, less the support asserribly.
(11) Outdoor Light Fixture. An outdoor illuminating device, outdoor lighting or
reflective surface, lamp or similar device, permanently installed or portable, used for
illumination or advertisement. Such devices shall include, but are not limited to lights used
for:
Parking lot lighting;
Buildings and structures;
Recreational areas;
Landscape lighting;
Billboards and other signs (advertising or other);
Product display area lighting;
Illuminating building overhangs and open canopies.
(12) Outdoor Recreation Facility, An area designed for active recreation, whether
publicly or privately owned, including, but not limited to, baseball diamonds, soccer and
football fields, golf courses, tennis courts and swimming pools,
(13) Person. Any individual, tenant, lessee, owner, or any commercial entity including
but not limited to firm, business, partnership, joint venture, corporation, or limited liability
company,
(14) Sign, Externally Illuminated. A sign illuminated by light sources from outside the
sign surface.
(15) Sign, Internally Illuminated. A sign illuminated by light sources enclosed entirely
within the sign cabinet and not directly visible from outside the sign.
(16) Sign, Neon, A sign including luminous gas-filled tubes formed into text, symbols
or decorative elements and directly visible from the outside of the sign cabinet.
m
(17) Sky Glow. The brightening of the night sky that results from the scattering of
artificial visible radiation by the constituents of the atmosphere.
(18) Temporary Lighting. Lighting which does not conform to the provisions of this
Ordinance and which will not be used for more than one consecutive thirty day period within
a calendar year, with one consecutive thirty-day extension. Temporary lighting is intended
for uses which by their nature are of a limited duration; for example holiday lighting
decorations, civic events, or construction projects.
(19) Translucent, Permitting light to pass through but diffusing it so that persons,
objects, etc., on the opposite side are not clearly visible.
(20) Use, Abandonment of. The relinquishment of a property, or the cessation of a
use or activity by the owner or tenant for a continuous period of twelve months, excluding
temporary or short term interruptions for the purpose of remodeling, maintaining or
rearranging a facility. A use shall be deemed abandoned when such use is suspended as
evidenced by the cessation of activities or conditions which constitute the principal use of
the property.
(e) Shielding and Outdoor Lighting Standards.
The following lighting standards are hereby imposed:
(1) All nonexempt outdoor lighting fixtures shall be fully shielded.
(2) All nonexempt outdoor lighting fixtures shall be placed so as to not cause light
trespass, or light glare.
(3) All nonexempt outdoor lighting fixtures shall be of a type and placed so as to not
allow any light above the horizontal, as measured at the luminaire.
(4) All light fixtures that are required to be shielded shall be installed and maintained
in such a manner that the shielding is effective as described in Section 11-6-8(d)(4) for
fully shielded fixtures,
(5) Residential, and all other uses except commercial or business shall not exceed
5500 lumens per acre. Commercial or business zoned uses shall not exceed 70,000
lumens per property.
(f) Outdoor Advertising Signs.
External illumination for signs shall conform to all provisions of this Ordinance. All upward
directed lighting is prohibited.
62
(g) Special Uses.
(1) Recreational facilities. Lighting for outdoor athletic fields, courts or
tracks shall conform to the provisions of this Ordinance, except that they are exempted.
Field lighting for these facilities shall be turned off within one-half hour after the last
game or event of the night.
(2) Temporary Exemptions. Any person may request of the Town Board
of the Town a temporary exemption from the provisions of this Ordinance.
(h) Exemptions.
(1) Nonconformance. For any lighting in existence as of the effective date of this
Ordinance is subject to the following;
(i) Bottom-mounted or unshielded outdoor advertising sign
lighting shall not be used beginning five years after enactment
of this Ordinance.
(ii) All other outdoor light fixtures lawfully installed prior to and
operable on the effective date of this Ordinance are exempt
from all requirements of this Ordinance. There shall be no
change in use or lamp type, or any replacement (except for
same-type and same-output lamp replacement), or structural
alteration made, without conforming to all applicable
requirements of this Ordinance. Further, if the property is
abandoned, or if there is a change in use of the property, the
provisions of this Ordinance will apply when the abandonment
ceases or the new use commences.
(2) State and Federal Facilities. Compliance with the intent of this Ordinance at all
State and Federal Facilities is encouraged, but is not mandatory.
(3) Emergency Lighting. Emergency lighting, used by police, firefighting, or medical
personnel, or at their direction, is exempt from all requirements of this Ordinance as long
as the emergency exists.
(4) Swimming Pool and Fountain Lighting. Underwater lighting used for the
illumination of swimming pools and fountains is exempt from the lamp type and shielding
standards, though it must conform to all other provisions of this Ordinance.
63
(5) Residential Fixtures. Outdoor light fixtures attached to residential buildings and
located below the eave and less than 2000 lumens are exempt from the provisions of this
Ordinance. Light fixtures 2000 lumens and over are not exempt. Outdoor fixtures above
the eave, or attached to buildings or poles separate from the residence are not exempt.
Spot or flood lights shall be fully shielded and directed no more than 45 degrees above
straight down.
Examples of lamps with 2000 Lumens and Less
The acceptability and shielding restrictions applicable to a particular lamp are
decided by its initial lumen output, not wattage; check manufacturer's
specifications. Examples of larrip types of 2000 lumens and less are:
100 Watt Standard Incandescent
15 Watt Cool White Fluorescent
15 Watt Compact Fluorescent
18 Watt Low Pressure Sodium
(6) Flags, Lighted, United States, and State of Wisconsin flags are exempt from the
provisions of this Ordinance. All other outdoor lighted flags, such as, but not limited to,
decorative and commercial flags shall conform to the provisions of this Ordinance.
(7) Holiday lighting is exempt from the provisions of this Ordinance from the day
before Thanksgiving until January 30 of the following year.
(8) Internally illuminated and neon lighted outdoor signs are exempt from the
provisions of this Ordinance.
(9) Laser and search lights are exempt from the provisions of this Ordinance when
used for temporary purposes of not more than five (5) consecutive days in a six-month
period. This restriction shall apply to either the same person or same property.
(10) Towers. Legally required safety lighting for towers shall be exempt from this
Ordinance.
(11) Airfields and Airports. These facilities, both commercial and noncommercial,
shall be exempt from the provisions of this Ordinance where lighting is used for air safety
reasons. All other lighting shall conform to this Ordinance.
(i) Special Considerations, When an existing light would be in violation of this
Ordinance, but is exempted, the exemption may be withdrawn if the Town
Board finds the lighting to be:
.�
(i) Substantially aggravating or constitutes a nuisance to affected
properties; or
(ii) The lighting serves no useful purpose, upon finding of the Town Board.
(j) Appeals.
Any person substantially aggrieved by any decision of the designated official made in
administration of this Ordinance has the right and responsibilities of appeal to the Town
Board.
(k) Law Governing Conflicts.
Where any provision of federal, state, county, township, or city statutes, codes, or laws
conflict with any provision of this Ordinance, the more restrictive shall govern unless
otherwise regulated by law.
(I) Violation and Penalty.
It shall be a civil infraction for any person to violate any of the provisions of this Ordinance.
Each and every day or night during which the violation continues shall constitute a
separate offense. A fine shall be imposed of not less than fifty dollars nor more than
seven hundred dollars for any individual or not less than 100 dollars nor more than ten
thousand dollars for any corporation, association, or other legal entity for each offense.
The imposition of a fine under this Ordinance shall not be suspended.
(m) Severability.
If any of the provisions of this Ordinance or the application thereof are held invalid, such
invalidity shall not affect other provisions or applications of this Ordinance which can be
given effect, and to this end, the provisions of this Ordinance are declared to be severable.
(n) Effective Date.
This Section 11-6-8 shall become effective as of August 10, 2001.
Koshkonong Outreach Brochure -
The following brochure was written to educate the citizens of the Town Koshkonong about their
new lighting ordinance and the basic principles of sensible exterior lighting:
�
° Lighting Improvement Ordinance Framework Attachment D
FRAMEWORK FOR OUTDOOR LIGHTING IMPROVEM�NT ORDINANCES
Here are suggestions for the components of a comprehensive outdoor lighting ordinance. All ordinances
should address misdirection of light and glare, excessive brightness of light, and the indiscriminate all-night
usage of light. These are the causes of dangerous and annoying glare, light trespass, and the unnatural
brightening of the night sky.
Excessive brightness can be limited by alternate methods. The simplest method is to limit the number of
lumens allowed in a given area of land, such as an acre. A lumen is a unit of ineasure of the intensity of
light produced by a lamp (bulb) as indicated by the manufacturer. This method greatly simplifies
compliance determination.
Appropriate lighting levels are also somewhat subjective and different communities may have different
standards. Alternate methods and varying levels of restrictions are provided below and some will be more
, appropriate for some communities than others. However, the vision impairment caused by excess
illumination should be given utmost consideration.
DEFINITIONS
Acre or net acre -- any 43,560 contiguous square feet or total of portions thereof within the same parcel if
dissected by existing roads or land dedicated for roads.
Fixture -- The assembly that holds the lamp (bulb) in a lighting system. It includes the elements designed to give
light output control, such as a reflector (mirror) or refractor (lens), the ballast, housing, and the attachment parts.
Full-cutoff (fco) -- a light fixture which cuts off all upward transmission of light.
Glare -- discomfort experienced by an observer with a direct line of sight to a light source which often results in
visual impairment.
HID lighting -- high intensity discharge lighting, a family of bulb type including mercury vapor, metal halide, high
pressure or low pressure sodium, which glow when an electric current is passed through a gas mixture inside the
bulb.
Horizontal (or vertical) footcandles -- The amount of light striking a vertical or a horizontal plane.
Inventory of lighting -- a list of lamps indicating the bulb type, bulb wattage, and manufacturer through which the
rated lumens can be determined.
Light source -- the bulb and lens, diffuser, or reflective enclosure.
Light trespass -- light projected onto a property from a fixture not located on that property.
Lumen -- measure of brightness of the illumination exiting a bulb, provided by manufacturer.
Luminaire -- The complete lighting unit, including the lamp, the fixture, and other parts.
Non-cutoff -- a light fixture which does not cut off all upward transmission of light.
http://home.att.net/�icole/ord_framework.html 07/O 1/2008
Lighting Improvement Ordinance Framework
DIRECTIONAL CONTROL
Page 2 of 4
All luminaires of 1800 or more lumens shall be full cutoff as installed. For luminaires under 1800 the bulb must be
frosted glass or installed behind a translucent cover, except floodlights which must be aimed no higher than 45
degrees below horizontal. This can be accomplished by the use of full-cutoff (fco) fixture design, shieldinq, visors,
louvers, or other devices.
REASONABLENESS OF INTENSITY
The maximum allowable total lumens generated on each parcel is 80,000 lumens per net acre with full-cutoff (fco)
lighting. Parcels less than one net acre are allowed fco lumens in a portion equal to the parcel's portion of a net
acre. Lights mounted on the underside of a roof 15 or more feet from any edge of the roof count 1/4 toward the
limit. Lights on the underside of a roof less than 15 feet from the edge of the roof count 1/2 toward total lumens.
ALTERNATIVES
Some communities may wish to establish different lumen per acre maximums according to various zoning
designations. For instance, commercially zoned areas in a business district could have a higher lumen per
acre maximum than commercially zoned areas adjacent to residential areas.
In certain instances the amount of lighting allowed under the lumen per acre cap may not be sufficient for
an application of outdoor lighting that meets minimum illumination levels recommended by the Illuminating
Engineering Society. In such cases a community may wish to allow lighting sufficient to meet IES
recommendations, provided that properly conducted testing, reviewed by a lighting engineer, indicates
such IES recommendations are not exceeded, with the fees to be reimbursed to the community by the
applicant.
Some communities may wish to adopt illumination maximums based upon the recommendations of the IES
rather than using a lumens per acre method. Doing so requires night site visits by personnel
knowledgeable in the proper method of ineasuring illumination levels with an accurate light meter.
LIGHT TRESPASS
The maximum illumination at five feet inside an adjacent residential parcel or public right-of-way, or beyond, from
light emitted from an artificial light source is .1 horizontal footcandles and .1 vertical footcandles. Said illumination
at 10 feet inside an adjacent commercial or industrial parcel or on a public roadway, or beyond, shall not
exceed .1 horizontal footcandles or .1 vertical footcandles. No line of sight to a bulb is permitted 5 feet or more
beyond a residential or public right-of-way property line by an observer viewing from a position that is level with or
higher than the ground below the fixture. Compliance is achieved with fixture shielding, directional control
designed into the fixture, fixture location, fixture height, fixture aim, or a combination of these factors.
SIGNAGE
All illuminated signs must be lighted internally or lighted by top-mounted lights pointed downward. No sign may be
illuminated with fixtures not shielded from upward transmission of light. The maximum size of the signs and
minimum distances between signs should be established. Off-premise signs must be turned off after 10:30 p.m.,
and on-site signs turned off upon closing if after 10:30p.m. Signs should be white or light colored lettering on dark
backgrounds. Lights that flash, pulse, rotate, move, or simulate motion are not permitted. Above includes
billboards.
ALTERNATIVES
Some communities may require that the lights of off-premise signs be turned off earlier in winter, such as
by 10:00 p.m., and later in summer, such as 11:OOp.m.
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' Lighting Improvement Ordinance Framework
Page 3 of 4
Some communities may disallow lighting for signs over a certain size, or disallow lighting on all signs.
SEARCH LIGHTS
The use of search lights except by civil authorities for public safety is prohibited.
COMMUNICATIONS TOWER LIGHTING
The nighttime use of white lighting or white strobe lighting is prohibited. (Nighttime white strobe lighting is not
required by the FAA.) Applicants must show proof of any such FAA requirement.
TEMPORARY LIGHTING
The temporary use of low wattage or low voltage lighting for public festivals, celebrations, and the observance of
holidays are exempt from regulation except where they create a hazard or nuisance from glare. Light trespass
requirements remain in effect. Permits are required for commercial activities such as carnivals and are valid for up
to 7 consecutive days. Where possible lighting should be fco.
ALL-NIGHT LIGHTING
Lighting at places of business or public venues, except for security, shall be turned off no later than one hour after
closing. Such lights should be confined to that needed for basic security. The lights of vacant parking lots shall not
remain lighted except for illuminating entryways by the fixtures closest to building entrances.
SPORTS LIGHTING
Sqorts lighting is exempt from the lumens per net acre limitations as to the playing field only. Full-cutoff fixture
design is required and light trespass requirements apply. No outside sporting or entertainment event will start
after 10:OOp.m. or extend beyond 11:00 p.m.
ALTERNAI"IVES
Some communities may prefer other time limits for concluding outdoor events, depending on such things
as the location of the venue relative to residential areas.
Some communities may wish to require that sports lighting be located no closer than a minimum distance
from any residence. In order to minimize light trespass from glare it may also be desirable to establish a
maximum mounting height.
EXEMPTIONS
Airport lighting for navigational purposes is exempt. Continuous colored tube lighting (neon lighting) is exempt
except for the requirement that lighting should not remain on after the business has closed or if installed on
signage.
EFFECTIVE DATE
Lighting already installed when these regulations were adopted is exempt except:
Lighting found by a government agency to create public hazard can be ordered removed or altered at any
time.
On the effective date of the ordinance, any light installation which provides for re-aiming of the f+xture shafl
be aimed in compliance with this ordinance without delay.
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` Lighting Improvement Ordinance Framework
Page 4 of 4
Upon repair or replacement of any component of any luminaire, or relocation of any luminaire, the
requirement that such luminaire be made full-cutoff shall apply.
Upon installation of any new luminaire, this ordinance shall fully apply. An inventory of existing lighting
submitted by the applicant will be required when the application for installing new luminaire(s) is made.
Any lighting not in compliance with this ordinance 7 years hence shall be immediately brought into
compliance.
ENFORCEMENT
It is unlawful to sell, lease, loan, or give any light fixture which would cause non-compliance. It is unlawful to install
or cause to be installed any light fixture which would cause non-compliance. It is unlawful to operate any light
fixture which would cause non-compliance. A permit for the repair, installation, or alteration of any HID light is
required beforehand. An inventory of existing lights is required with the application for permit.
Nothing in these regulations shall prevent filing an action for relief from light trespass or glare as a nuisance, or
from other relief under any laws which may currently exist. If other laws place added restrictions regarding
lighting, they shall apply.
The provisions of this ordinance are severable, and if any provision of this ordinance or the application thereof is
held invalid, the invalidity shall not affect other provisions or applications of this ordinance.
The Indiana Council on Outdoor Lighting Education, ICOLE http://home.att.neU�icole
All material here is copyrighted by its authors as noted and can be used for non-commercial purposes to promote
outdoor lighting education, providing proper credit is given.
Home � Our Purpose � Liqht Pollution Quick Facts & Solutions � WhaYs New � Information Materials
Framework for L�hting Ordinances � Relevant Links � Media Archives � Supporting ICOLE
Subscribing it ICOLE's e-mail List � Contact Us
http://home.att.net/�icole/ord_framework.htnnl 07/O 1 /2008
Attachment E
TOWN OF AVON, COLORADO
ORDINANCE NO. 04-19
SERIES of 2004
AN ORDINANCE AMENDING TITLE 15,
MUNICIPAL CODE OF THE TOWN OF AVON, AS
IT RELATES TO OUTDOOR LIGHTING
STANDARDS
BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
AVON,COLORADO:
Section 1. Amendment. Title 15, Avon Municipal Code, is amended by the addition of
a new Chapter 15.30 as follows:
Chapter 15.30
OiJTDOOR LIGHTING ORDINANCE
Sections:
15.30.010 Intent and Purpose
15.30.020 Definitions
15.30.030 Applicability
15.30.040 General Outdoor Lighting Standards
15.30.050 Lighting Plan
15.30.060 Violations
15.30.070 Figures and Diagrams
15.30.010 Intent and Purpose. The purpose of this ordinance is to reduce offensive
lighting sources and reduce light trespass beyond property lines, including unnecessary
upward lighting. The Town of Avon is experiencing a significant increase in the use of
exterior illumination. Town residents and guests value small town character and the
qualities associated with this character, including the ability to view the stars against a
dark sky. They recognize that inappropriate and poorly designed or installed outdoor
lighting causes unsafe and unpleasant conditions, and limits their ability to enjoy the
nighttime sky.
This Chapter is intended to help maintain the health, safety, and welfare of the residents
of Avon through the regulation of exterior lighting in order to:
A. Promote adequate light for safety and security;
B. Prevent inappropriate and poorly designed or installed outdoor lighting;
C. Reduce glare;
D. Reduce nighttime light pollution and to protect and reclaim the ability to view the
night sky by restricting the unnecessary upward projection of light;
Ordinnce No. 04-19 I.ighting Ordinance
Page 1 of 7
�_
E. Phase out existing non-confomung fixtures that violate this chapter, including those
owned by the Town; and
In order to determine the effectiveness of the ordinance, staff shall develop and
implement the "Avon Dark Sky Preservation Initiative" program to measure observable
lumen counts at fixed points on the valley floor. Baseline monitoring shall take place on
an annual basis, and five (5) years after the implementation of this ordinance, the fmdings
shall be presented to the Planning and Zoning Commission and the Town Council to
determine whether or not the intent and goals of this chapter are being satisfied.
15.30.020 Definitions.
Exterior Lighting. Temporary or permanent lighting that is installed, located, or used in
such a manner to cause light rays to shine outdoors. Luminaires that are indoors that are
intended to light something outside are considered exterior lighting.
Fixture Height. The vertical distance from the ground directly below the centerline of the
fixture to the lowest direct lighti emitting part of the fixture.
Full cut-off fixture. A fixture designed and installed where no direct light (as opposed to
scattered light) is emitted at or above a horizontal plane running through the lowest point
on the fixture.
Fully shielded. The luminaire incorporates a solid opaque barrier (the shield), which
pernuts no light to escape through the barrier.
Glare. Stray, unshielded (including reflected) light striking the eye that may result in (a)
nuisance or annoyance glare such as light shining into a window; (b) discomfort glare
such as bright light causing squintiing of the eyes; (c) disabling glare such as bright light
reducing the ability of the eyes to see into shadows or (d) reduction of visual
performance.
Holiday (Seasonal) Lighting. Temporary festive lighting intended to celebrate the winter
season and the Thanksgiving, Christmas and New Year's holidays.
Light Pollution. Any manmade light that diminishes the ability to view the night sky.
Light Source. The source of the light emitted by the fixture. Also referred to as`bulb.'
Light Trespass. Light falling on the property of another or the public right-of-way when
it is not required to do so.
Ordinnce No. 04-19 Lighting Ordinance
Page 2 of 7
Controlled source and good aiming prevent light trespass an Light trespass from uncontrolled source
to all exterior lighting within the Town of Avon. All exterior lighting installedfafter the
effective date of this Chapter shall conform to the standards established by this Chapter.
All existing lighting installed before the effective date of this Chapter shall be brought
into conformance with the Chapter within five (5) years from the date of adoption of this
Ordinance, or by November 17, 2009.
15.30.040 General Outdoor Li�hting Standards.
The following lighting standards shall apply to all properties located within municipal
boundaries:
A. The style, color, and design of the fixtures shall be compatible with the overall design
concept and use of materials for the building, and site area of the lighting plan.
B. All lighting shall be shielded such that the source of illumination (filament, frosted
bulb or the reflection of those from a shiny surface) is not visible from the property
line thereby reducing glare and interference with boundary streets and adjacent
properties. Light fixtures near adjacent properiy may require special shielding
devices to prevent light trespass.
C. All lighting (including, but not limited to street, parking lot, security, walkway and
building) shall conform with the definition for full cut-off fixtures with the light
source downcast and fully shielded, with the foll.owing exceptions:
1. Holiday lighting from November 15'h to March lst
2. Sensor activated luminaries, provided:
a. It is located in such a manner as to prevent glare and lighting onto
properties of others or into the public right-of-way.
b. The luminaire is set to only go on when activated and to go off within
five minutes after activation has ceased.
c. The luminaire shall not be triggered by activity off the property.
3. All temporary emergency lighting needed by the Fire and Police Departments,
or other emergency agencies.
4. Floodlights with external shielding can be deflected up to twenty five (25)
degrees from a vertical plane as measured through the central a�cis of the light
beam from the luminaire, only if the luminaire does not cause glare or light to
shine on adjacent properiy or public rights-of-way.
Ordinnce No. 04-19 Lighting Ordinance
Page 3 of 7
Compliam floodlight angle , \ \,
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; `
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5. Uplighting for flags, address markers, trees, architectural features, and low-
voltage landscape lighting provided the luminaire is located, aimed, and
shielded so that direct illumination is focused exclusively on the object and
away from adjoining properties and the public street right-of-way.
Architectural features may be illuminated by uplighting, provided that the
light is effectively contained by the structure. In all cases, uplighting must not
cause glare or light trespass.
6. Luminaires (light fixtures) that have a maximum output of one thousand
lumens per fixture (equal to one sixty [60] watt incandescent light), regardless
of the number of lamps, provided:
a. The bulb of the fixture is not visible; and
b. The fixture is utilizes frosted, opalescent, clear, or iridescent glass; and
c. The fixture has an opaque top or is under an opaque portion of the
building structure; and
d. If the fixture utilizes clear glass, the output of the fixture must be
shielded by the architecture of the structure; and
e. All fixtures must not cause glare or light trespass beyond the property.
7. Temporary (2 days or less) high intensity discharge floodlighting may be used
for sports lighting and Town sponsored events provided that the lighting be
turned off no later than one hour after the event is concluded. The fixtures
must be aimed so that their beams are directed and fall within the primary
playing or performance area.
8. All permanent sports and event lighting shall be equipped with a glare control
package (louvers, shields, or similar devices) and the fixtures must be aimed
so that beams are directed and fall within the primary playing area and light
trespass is minimized.
15.30.050 Lightin� Plan. An outdoor lighting plan shall accompany all design and
building permit applications and shall be submitted separately from other drawing
information. All lighting plans (except single family and duplex applications, whose
lighting fixtures and locations are reviewed under the Design Review Guidelines) shall be
subject to approval through the design review process by the Planning and Zoning
Commission. A user's guide with examples of compliant light fixtures is available in the
Community Development office.
Those projects not requiring design review by the Town shall be required to submit a
lighting plan that conforms to the standards outlined herein at the time of building permit
for new construction. The lighting plan and/or specifications. shall show:
Ordinnce No. 04-19 Lighting Ordinance
Page 4 of 7
A. The type and luminous intensity of each light source and wattage (eg.
Incandescent, halogen, high-pressure sodium);
B. The type of fixture (eg. floodlight, full-cutoff, lantern, coach light);
C. Fixture location and height above all proposed and existing light fixtures;
D. Shielding and all mounting details;
E. Manufacturer cut-sheet andlor specification materials with scaled drawings or
photographs including: initial lumen rating, color rendering index, and
wattage of each lamp;
F. Any other information deemed necessary by the Community Development
Inspector to document compliance with the provisions of this Chapter.
15.30.060 Violations. It is unlawful for any person to violate any provision or to fail
to comply with any of the requirements of this Chapter. If the Community Development
Inspector finds that any provision of this Chapter is being violated, the Community
Development Inspector shall give notice by certified mail, return receipt requested, of
such violation to the owner andlor to the occupant of such premises, requesting that the
violation be abated within sixty (60) days of the date of mailing of the notice.
The Community Development Department staff shall be available to assist in working
with the violator to correct said violation. If the violation is not abated within the sixty
(60) day period, the violator shall be punished by a fine of not more than onc hundred
dollars for each and every day during which the violation of any provision for any single
fixture of this Chapter is committed, continued, or permitted.
15.030.70 Figures and Dia ams. The following figures illustrate examples of acceptable
and unacceptable types of outdoor lighting fixtures. Note that even those types of fixtures
shown as"acceptable;" must be installed and aimed properly to comply with this chapter.
Ordinnce No. 04-] 9 Lighting Ordinance
Page 5 of 7
Unacce table Acce table
Area Floodliqhts
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-- � ���r � ��
,.. - j � . -���,� r` �~y_ .. j ` .,��'i
_ � �.
YES
N� ' Pro er aimin is still re uired to prevent !i ht trespass.
Spotliqhts
�
YES
NO
' Pro er aimin is still required to prevent li ht tres ass.
Wall Packs
.._._ .
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; 4;. <
NO
YES
Decorative
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,,� ' ;: , _ - ....
NO
• These fixtures may be acceptable if using a low YES
wattage bulb.
Street Liqhtinq
� �.. _
- w..
NO
YES
Ordinnce No. 04-19 Lighting Ordinance
Page 6 of 7
iNTRODUCED, APPROVED, PASSED ON FIRST READING AND
ORDERED POSTED the 26�' day of October, 2004, and a public hearing on this
ordinance shall be held at the regular meeting of the Town Council on the �i�=' day of
'��e-+�`�� , 2004, at 5:30 P.M. in the Council Chambers, Avon Municipal
Building, 400 Benchmark Road, Avon, Colorado.
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Patty c enny, Town er
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Albert D. Reynolds, Mayo
INTRODUCED, FINALLY APPROVED, PASSED ON SECOND
READING AND ORDERED POSTED the G�"- day of ��/e.M..�,_ , 2004.
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Patt Kenny, T lerk
APPROVED AS TO FORM:
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John W. Dunn, Town Attorney
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Albert D. Reynolds, Mayor
Ordinnce No. 04-19 Lighting Ordinance
Page 7 of 7
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Avon, CO - Official Website - Outdoor Lighting Ordinance
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You are here: Home > Government > Town De�artments > Communitv Development > Planning > Outdoor
Lighting Ordinance
Outdoor Lighting Ordina�nce
The Town would like to remind
residents of its "Dark Sky Preservation
Initiative" to reduce offensive lighting
sources and reduce light trespass
beyond property lines.
As part of the "Dark Sky Preservation
Initiative," which is intended to help
preserve Avon's small town mountain
character and the ability to view the
stars against a dark sky, all outdoor
lighting, including residential, must
conform with the Town of
Avon's Outdoor Liqhtin� Ordinance by
November 17, 2009. These regulations
include but are not limited to:
. The style, color and design of the
fixtures shall be compatible with
the overall design concept and
use of materials for the building
and site area.
. All lighting must be shielded so
that the source of illumination is
not visible from the property line
in order to reduce glare and
interference with boundary
streets and adjacent properties.
Light fixtures near adjacent
property may require special
shielding devices to prevent light
trespass.
. All outdoor lighting shall conform
with the definition for full cut-off
fixtures with the light source
downcast and fully shielded (see
complete ordinance for
exceptions).
To the right are examples of light
fixtures that do and do not meet the
regulations stated in the Outdoor
Lighting Ordinance. These examples
are intended to be illustrative only. The
Planning Department requires approval
http ://www. avon. org/index. asp?NID=S 26
I Unacceptable IlAcceptable I
Area Floodlights
-�
NO
�
YES
*proper aiming is still required
to prevent light trespass
lights
NO YES
*proper aiming is still required
to prevent light trespass
Wall Packs
1
NO YES
Decorative
`�'
! J
Avon, CO - Official Website - Outdoor Lighting Ordinance
of any new fixtures to be installed
Copyright Notices � Powered by CivicPlus � Accesslbility � Photography
http://www. avon.org/index. asp?TIID=526
�`��
�.�
,
NO
*These fixtures may be
acceptable if using a low
watFaqe bulb.
_ -
NO
Page 2 of 2
i*
�N
Street Lighting
YES
YES
PO Box 975, Avon, CO 81620, Ph: (970) 748-4000 Fax: (970) 949-9139
C�.Jr�, �
4.07.005 LIGHTING STANDARDS
A. Objectives
The objectives of this Section are as follows:
Attachment: F
l. Provide quality, context-sensitive lighting for the Town ofEagle
mountain environment; and
2. Sustain a pristine nighttime sky by controlling glare, light trespass and
light pollution; and
3. To provide for zero tolerance of light pollution and light trespass beyond
property lines within and into residential areas; and
4. To minimize light pollution and light trespass beyond property lines
within and into commercial and industrial areas; and
5. To require proper shielding to eliminate glare at normal viewing angles
from all high brightness sources; and
6. In facade, sign and retail applications, use lighting to create visual
hierarchy, which facilitates circulation and way finding.
B. Applicabilitv
Except as provided herein, the provisions of this Section shall apply to
all subdivisions, planned unit developments, development permits, sign
permits, and building permits finally approved on or after the effective
date of this Section.
All lighting fixtures, devices, equipment, lamp sources and wattage,
fixture locations, and shielding installed after the effective date of this
Section shall comply with the requirements and standards of this Section.
All lighting fixtures, devices, equipment, lamp sources and wattage,
fixture locations, and shielding presently in use and existing as of the
effective date of this Section, and not in conformance with the
requirements and standards of this Section, shall be considered a legal
non-confortning use and may continue in existence subject to the
provisions of the following subsection.
C. Abatement of Legal Non-Conformin� Uses
All lighting fixtures, devices, equipment, lamp sources and wattage, fixture
locations and shielding not in conformance with the requirements and standards of
this Section, and existing and in use as of the effective date of this Section, shal]
be subject to the following, notwithstanding any other provision of this Title to the
contrary:
4.07.005
1. A legal non-conforming lighting use shall not be changed to any other
use excepl a lighting use conforming with the requirements and standards
of this Section.
2. Whenever a legal non-conforming lighting uses has been discontinued
for a continuous period of one (1) year or longer, all lighting fixtures,
devices, equipment, lamp sources and wattage, as well as fixture
locations and shielding shall be in conformance with the requirements of
this Section.
3. All lighting fixtures, devices, equipment, lamp sources and
wattage, as well as fixture locations and shielding presently existing and
in use as of the effective date of this Section, and not in conformance
with the requirements and standards of this Section, shall be brought into
conformance with such requirements and standards no later than January
1, 2007.
4. The Board of Trustees, in its sole discretion, may institute a
mandatory program for the elimination of legal non-conforming lighting
fixtures, devices, equipment, lamp sources and wattage, as well as fixture
locations and shielding, prior to the date sel forth above by providing
payments to property owners in accordance with adopted amortization
schedules for the conversion of legal non-conforming lighting to lighting
conforming with the requirements and standards of this Section.
D. Submittal Requirements
A lighting plan shall accompany all applications for development and
preliminary subdivision plans and shall be submitted separately from other
drawing information. The lighting plans and/or specifications sha11 show: the
type of lighting equipment, the lamp source and wattage, fixture locations,
mounting heights, shielding and all mounting details. Manufacturer catalog
and/or specification materials with scaled drawings or photographs are also
required for all lighting equipment. In addition, calculations shall be provided
which show point-by-point horizontal illuminance at ground level for all
commercial or industrial projects. Calculations for other project types shall be
provided at the Town of Eagle's request.
B. Prohibitions
1. All mercury vapor sources are outdated and are therefore prohibited.
Existing fixtures should be modified to accommodate more current
technologies such as metal halide or fluorescent lamp sources.
2. Any search light or laser light used for the purpose of advertising, or as a
beacon, is prohibited.
3. Blinking, tracing, or flashing lights are prohibited.
4. High Intensity Discharge (HID) floodlighting is prohibited.
4.07.005
5. Fixtures with high brightness lamps and poor visual cutoff are prohibited.
6. Bollards or low-mounted luminaries (less than 12 feet above ground) are not
to exceed 35 watts.
7. Exterior neon sources such that the source can be directly viewed are
prohibited. Backlighted applications may be acceptable, and must conform
to the same restrictions as cabinet signs.
F. Exemntions
l. All lighting used for the purpose of aviation is exempted.
2. All temporary lighting used to identify hazards or roadway construction
(operating less than four months) is exempted.
3. All traffic signal lighting is exempted.
4. Low voltage, ornamental landscape lighting which meets Yard Lighting and
Lamp Shielding requirements is allowed.
5. Low-brightness, seasonal holiday lighting is allowed. Note that the National
Electric Code (Section 305-3) allows for temporary lighting installations for
up to 90 days.
6. High intensity discharge floodlighting may be used for sports lighting
applications (see Lamp Shielding Chart for restrictions).
7. Lighting for the purpose of security must meet the criteria of each application
category but may be exempted from specific control requirements.
G. GLOSSARY
Cutoff An�le (of fixturel - The angle measured upward from the
vertical at which the bare source is completely blocked from view.
Discomfort Glare - Glare producing discomfort. It does not necessarily
interfere with visual performance or visibility.
Footcandle - The basic unit of illuminance (the amount of light falling
on a surface).
Full-Cutoff Fixture - A fixture that allows no emission of light above
horizontal.
Full Shieldin� - Refers to internal and/or external shields and louvers
provided to prevent brightness from lamps, reflectors, refractors and
lenses from causing glare at normal viewing angles.
4.07.005
Glare - The sensation of annoyance, discomfort, or loss in visual
performance and visibility due to bright or uncontrolled light sources.
IESNA - Illuminating Engineering Society of North America, an
organization that establishes standards for the lighting industry.
Illuminance - A measure of the amount of light incident on a surface,
expressed in footcandles.
Li�ht Trespass - Any form of artificial illumination emanating from a
light fixture or illuminated sign that penetrates another property.
Luminance - The apparent brightness of a light fixture or lamp as viewed
from a specific direction. The luminance ofa fixture can vary as the
viewing angle varies.
Motion Sensor Device - A device that will sense motion electronically and
switch on security lighting for a brief duration.
Non-Cutoff Fixture - A fixture that includes no optics to prevent light
emission above horizontal.
Nuisance Glare - Glare that causes complaints.
Semi-Cutoff Fixture - A fixture that emits some light above horizontal, but
less than a non-cutoff fixture.
Timin�; Device - A switching device, a part of which is a clock, set to the
prevailing time, that wil] control the period of operation for outdoor
lighting fixtures and signs.
4.07.005
LAMP SHIELDING AND SPECIAL APPLICATION CHARTS
Lam Shieldin Chart
Refer to this chart for shielding i.nstructions for all exterior li hting a lications.
Lam Watta e Incandescent Fluorescent H.I.D.
Less than 35 None None N/A
36-75 None None Low
76- l 00 Low Low Medium
101-150 Medium Medium Medium
151-250 Medium
251-500 Full
501-1000 Full
1001+ Full
Le end:
None • No Shieldin (IESNA non-cutof�
Low . Low Shieldin IESNA semi-cutof
Medium . Medium Shieldin IESNA full-cutof
Full • Full Shielding (lamp shielded from view outside of property)
Full • Prohibited (see "Exemptions")
1. Requires a semi-cutoff fixture lhat emits sunlight above horizontal, but less lhan a
non-cutoff fixture. #
2. Requires a full cutoff fixture lhat allows no emission of light above horizontal.
3. Requires a fixtvre containing in[ernal and/or extemal shields and louvers to provide
brighlness &om lamps, reflectors, refi-actors and lenses from causing glare at normal
viewin anQles.
Commercial Li ht Level Criteria
Maximum initial illuminance values in these areas must not exceed the range specified by the
table. Values are taken from the IESNA's recommended illuminance values. Lower wattages
and mountin hei hts be im lemented whenever ossible.
Area/Criteria Fast Food / Gas Station / Automotive General Walkways &
Convenience Hotel Cano Outdoor Retail Commercial Parkwa s
Maximum
Initial 1.5 — 3.0 20 - 30 20 - 30 1.5 — 3.0 0.2 —1.0
Horizontal
Illuminance
(fc) Value at
Ground Level
Note: Lighting for Residential and Industrial areas is covered under specific application
categories in the ordinance.
4.07.005
PARKING AREA LIGHTING
Maximum
Parking Area Lighting Acceptable Lamp Types & Maacimum Controls Mounting
Allowable Wa es Hei ht
Residential Li htin Parkin Lots are rohibited in Rural or Standard Residential areas.
Compact fluorescent - 42 W max.
Residential Multi-Family H.I.D. - 70 W ma�c. 15 feet
Incandescent - 100 W max. Lights on dusk to
Compact fluorescent - 42 W max. dawn.
Residential Medium H.I.D. - 70 W max. IS feet
Densi Incandescent - 100 W max.
Compact fluorescent -(2)42 W max. Lights on dusk to
Public Area I T.I.D. - 175 W max. dawn. I S feet
Compact fluorescent - (2)42 W max.
Commercial Limited H.I.D. - 175 W max. Lights on until one 25 feet
Compact fluorescent -(2)42 W max. hour after closing or
Commercial General H.I.D. - 175 W max. servicing. 25 feet
Compact fluorescent - (2)42 W max.
Central Business District H.1.D. - 100 W max. 30 feet
Compact fluorescent -(2)42 W max. Lights on until one
Industrial H.I.D. - 175 W max. hour a8er closin 30 feet
Notes:
• Dusk-to-dawn operation is allowed for 24-hour business operations.
• Mounting height may be increased for medium a�nd fully shielded fixtures upon the Town of
Eagle's approval.
The followi�ng table lists recommended minimum maintained average illuminance values and
maYimum acce table uniformi ratios.
General Parking & Pedestrian Areas Non-pedestrian Driveways
Parking Lot Activity Level Vehicle Entries & Exits
Footcandles Uniformity Ratio Footcandles Uniformity Ratio
Av .:Min. Av .:Min.
High:
• Large shopping Malls 0.9 4:1 2 3:1
• Hi -volume fast food
Medium:
• Smaller shopping centers
• Office complexes
• Hotels & motels 0.6 4:1 1 3:1
• Hospitals
• Community events
• Condominiums
• Fast food
Low: (for security lighting)
• Neighborhood markets 0.2 4:1 0.5 4:1
• Industrial facilities
• School or churches
4.07.045
YARD LIGHTING
Yard Ligbting Acceptable Lamp Types & Ma�cimum Controls Maximum
Allowable Wattages Mounting
Hei ht
Residential Compact fluorescent - 32 W max.
Incandescent - 75 W ma�c. 20 feet
Compact fluorescent - 32 W max. Lights on dusk
Residential Multi-Famil Incandescent - 75 W ma�c. to 11:00 PM. 15 feet
Compact fluorescent - 32 W max,
Residential Medium Densi Incandescent - 75 W m�. 15 feet
Compact fluorescent -(2)42 W ma�c. Lights on dusk
Public Area Metal halide - 70 W max. to dawn. 25 feet
Compact fluorescent - (2)42 W ma�c.
Commercial Limited Metal halide - 70 W ma�c. Lights on until 25 feet
Compact fluorescent -(2)42 W max. one hour after
Commercial General Metal halide - 70 W ma�c. closing or 20 feet
Compact fluorescent -(2)42 W ma�c. servicing.
Central Business District Metal halide - 100 W ma�c. 25 feet
Industrial Compact fluorescent -(2)42 W max. Lights on dusk
H.I.D. - 175 W ma�c. to 11:00 PM. 30 feet
Notes:
The use of motion detectors and timers is encouraged to control specific fixtures for security
and egress applications.
The use of porch lights and egress lighting is encouraged. Dusk-to-dawn operation is
allowed for these applications. Note that these fixtures must still meet the intent of the Lamp
Shielding Chart.
l0
4.07.005
FA�ADE LIGHTING
Maximum
Fagade Lighting Acceptable Lamp Types & Maximum Controls Mounting
Allowable Watta es Hei ht
Residential Fa ade Li htin is rohibited in Rural or Standard Residential areas.
Residential Multi-F'amil Fa ade Li htin is rohibited in Reszdential Multi-Famil areas.
Residential Medium Densi Fa ade Li htin is rohibited in Residential Medium Densi areas.
Compact fluorescent - 42 W ma�c. Lights on
Public Area Linear fluorescent - 32 W ma�c. dusk to
H.I.D. - 70 W ma�c. dawn
Incandescent - 100 W ma�c.
Compact fluorescent - 42 W max.
Commercial Limited Linear fluorescent - 32 W ma�c. Lights on See
H.I.D. - 70 W ma�c. until one below
Incandescent - 100 W ma�c. hour after
Compact fluorescent - 42 W max. closing or
Commercial General Linear fluorescent - 32 W max, servicing
H.I.D. - 70 W max.
Compact fluorescent - 42 W max.
Central Business District Linear fluorescent - 32 W max.
H.I.D. - 70 W max.
Industrial Fa�ade Li htin is rohibited in Industrial areas
Notes (Mounting of Fagade Lighting):
• In all fa�ade lighting, the source will be fully shielded from pedestrians and motorists.
• Sources should not be visible from inside the lighted building or from surrounding buildings.
• Uplighting must be shielded and/or fall completely on the fa�ade.
• Downlighting of fa�ade elements is pxeferred.
L�II
4.07.005
SIGN LIGHTING
Maximum
Sign Lighting Acceptable Lamp Types & Maximum Controls Mounting
Allowable Watta es Hei ht
Residential Si n Li htin is rohibited in Rural or Standard Residential areas
Residential Multi-Famil Si n Li htin is rohibited in Residential Multi-Famil areas
Residential Medium Densi Si n Li htin is rohibited in Residential Medium Densi areas
Public Area Compact fluorescent - (2)42 W max. Sign lights on
Linear fluorescent - (2)32 W max. dusk to dawn
Incandescent - 100 W max.
Compact fluorescent - (2)42 W max.
Commercial Limited Linear fluorescent - (2)32 W max.
H.I.D. - 70 W max.
Incandescent - 150 W max. See
Compact fluorescent - (2)42 W max. Sign lights on notes below
Commercial General Linear fluorescent - (2)32 W max. until one hour
H.I.D. - 70 W max. after closing
Incandescent - l50 W max.
Compact fluorescent - (2)42 W max.
Central Business District* Linear fluorescent - (2)32 W max.
Incandescent - 100 W max.
Compact fluorescent - (2)42 W max. Sign lights
Industrial Linear fluorescent - (2)32 W max. on until
H.I.D. - 70 W max. one hour
Incandescent - 150 W max. after closin
* Cabinet signs are prohibited in Central Business Districts.
General Notes:
• The word "sign" refers to any objet attached to or apart from a structure intended to convey
advertising, image, or identification. Note that the National Electric Code (Section 305-3) allows for
temporary lighting installations for up to 90 days.
• Each proprietor is limited to one illuminated sign per establishment.
• In all sign lighting, the source will be fully shielded from pedestrians and motorists.
• Sources should not be visible from inside the associated building or from surrounding buildings.
Externally Lighted Signs:
• Downlighting of signs is preferred.
• Uplighting must be shielded andlor fall completely on the sign.
Internally Lighted Signs:
• Cabinet signs, or signs with interior lighting, are to have fluorescent lamps and will not exceed 130
watts.
• The use of sources other than fluorescent for cabinet signs is subject to the approval of the Town of
Eagle.
12
4.07.005
ROADWAY LIGHTING
Roadway Lighting Allowable Lamp Types & Maximum Maximum
Allowable Wattages Controls Mounting
Hei ht
Residential* Compact fluorescent - (2)42 W max.
H.I.D. 100 W max. 20 feet
Residential Multi-Family* Compact fluorescent - 42 W max.
H.I.D. 100 W max. 20 feet
Residential Medium Density* Compact fluorescent - (2)42 W max. Lights on
H.I.D. 100 W max. dusk to 20 feet
Public Area Compact fluorescent - (2)42 W max. dawn
H.I.D. 175 W max. 25 feet
Compact fluorescent - (2)42 W max.
Commercial Limited** H.I.D. 175 W max. 30 feet
Compact fluorescent - (2)42 W max.
Commercial General** H.I.D. 175 W ma�c. 30 feet
Compact fluorescent - (3)42 W ma�c.
Central Business District** H.LD. 175 W max. 30 feet
Compact fluorescent - (3)42 W max.
Industrial H.I.D. 175 W ma�c. 30 feet
* House-side shields should be used in all residential areas (to prevent roadway lighting from trespassing
onto residential property).
** Mounting height may be extended to 40 feet for special cases such as large commercial developments
only upon the Town ofEagle's approval.
Amended 1/13/00
13
� s��n , C�
L.U.R. — Supplementary Regulations — Timeshare Development
Attachment: G
§26.590.090
d. The telephone numbers to contact in an emergency shall be posted on each facility in
conformance with the provisions of Chapter 26.510, Signs, of this Title.
7. Access ways. In addition to ingress and egress requirements of the Building Code, access to
and from wireless telecommunication services facilities and equipment shall be regulated as follows:
a. No wireless communication device or facility shall be located in a required parking,
maneuvering or vehicle/pedestrian circulation area such that it interferes with or in any way
impairs, the intent or functionality ofthe original design.
b. The facility must be secured from access by the general public but access for emergency
services must be ensured. Access roads must be capable of supporting all potential emergency
response vehicles and equipment.
c. The proposed easements for ingress and egress and for electrical and telephone shall be
recorded at the County Clerk and Recorder's Office prior to the issuance of building permits. (Ord.
No. I-2002 §] 8; Ord. No. 52-2003, §§ 14, ] 5)
Sec. 26.575.140. Accessory uses and accessory structures.
An accessory use shall not be construed to authorize a use not otherwise permitted in the zone district in
which the principal use or structure to which it is accessory. An accessory use or structure may not be
established prior to the establishment of the principal use or structure to which it is accessory. Accessoty
buildings or structures shall not be provided with kitchen or bath facilities sufficient to render them suitable for
permanent residential occupation.
Sec. 26.575.150. Outdoor lighting.
A. Intent and purpose. The City has experienced a significant increase in the use of exterior
illumination. City residents value small town character and the qualities associated with this character,
including the ability to view the stars against a dark sky. They recognize that inappropriate and poorly
designed or installed outdoor lighting causes unsafe and unpleasant conditions, limits their ability to enjoy the
nighttime sky and results in unnecessary use of electric power. It is also recognized that some exterior lighting
is appropriate and necessary.
This Section is intended to help maintain the health, safety and welfare of the residents of Aspen
through regulation of exterior lighting in order to:
a. Promote safety and security;
b. Help preserve the smal I town character;
c. Eliminate the escalation of nighttime light pollution;
d. Reduce glaring and offensive light sources;
e. Provide clear guidance to builders and developers;
f. Encourage the use of improved technologies for lighting;
g. Conserve energy; and
h. Prevent inappropriate and poorly designed or installed outdoor lighting.
26-5-92
Supp. 3
B. Applicability. The lighting standards of this Section shall be applicable to all outdoor lighting
within the City. Existing outdoor lighting shall be considered legal nonconforming lighting for one (1) year
from the adoption date of this ordinance.
C. Definitions.
(a) Fully shielded light: Light fixtures shielded or constructed so that no light rays are directly
emitted by the installed fixture at angles above the horizontal plane as certified by a photometric test
report. The fixture must also be properly installed to effectively down direct light in order to conform
with the definition.
(b) Foot-candles: A unit of illumination of a surface that is equal to one lumen per square foot.
For the purposes of these regulations, foot-candles shall be measured at a height of 3 ft. above finished
grade.
(c) Fixture height: Height of the fixture shall be the vertical distance from the ground directly
below the centerline of the fixture to the lowest direct light emitting part of the fixture.
(d) High intensity discharge light source (HID): Light sources characterized by an arc tube or
discharge capsule that produces light, with typical sources being metal halide, high pressure sodium and
other similar types which are developed in accordance with accepted industry standards.
(e) Point light source: The exact place from which illumination is produced (i.e., a light bulb
filament or discharge capsule).
(fl Light trespass: The shining of light produced by a light fixture beyond the boundaries of the
property on which it is located.
D. Lighting plans.
(a) An outdoor lighting plan shall be submitted in conjunction with applications for subdivision,
planned unit development, development within any environmentally sensitive area, special review
application and building permit application for a commercial or multi-family building. Such lighting
plans shall be subject to establishment and approval through the applicable review processes. Said
lighting plan shall show the following:
(1) The location and height above grade of light fixtures;
(2) The type (such as incandescent, halogen, high-pressure sodium) and luminous intensity
of each light source;
(3) The type of fixture (such as floodlight, full-cutoff, lantern, coach light);
(4) Estimates for site illumination resulting from the lighting, as measured in foot-candles,
should include minimum, maximum and average illumination. Comparable examples already in
the community that demonstrate technique, specification and/or light level should be provided if
available to expedite the review process; and
(5) Other information deemed necessary by the Community Development Director to
document compliance with the provisions of this Chapter.
(b) Single family and duplex building shall be in compliance with the standards of Section
26.575.090.
L.U.R. — Supplementary Regulations — Timeshare Development §26.590.090
E. Nonresidential lighting standards. The following lighting standards shall be applicable to all
nonresidential properties including mixed uses:
(a) Outdoor lighting used to illuminate parking spaces, driveways, maneuvering areas or buildings
shall conform to the definition for "fully shielded light fixtures" and be designed, arranged and screened
so that the point light source shall not be visible from adjoining lots or streets. No portion of the bulb or
direct lamp image may be visible beyond a distance equal to or greater than twice the mounting height
of the fixture. For example, for a fixture with a mounting height of twelve ( l2) feet, no portion of the
bulb or direct lamp image may be visible from twenty-four (24) feet away in any direction. The light
level shall not exceed ten (10) foot-candles as measured three (3) feet above finished grade.
Exemptions may be requested for areas with high commercial, pedestrian or vehicular activity up to a
ma�cimum of twenty (20) foot-candles.
(b) Outdoor lighting shall be twelve (12) feet or less in height unless it meets one (1) of the
following criteria:
l. The lighting is fully shielded and the point light source is not visible beyond the
boundaries of the property in which it is located; or
2. The lighting is otherwise approved in Subsection 27.575.150.K, Miscellaneous
Supplemental Regulations, Review standards.
(c) All light sources which are not fully shielded shall use other than a clear lens material as the
primary lens material to enclose the light bulb so as to minimize glare from that point light source.
Exceptions may be allowed where there is a demonstrated benefit for the community determined
through the exemption process listed in this Section.
(d) High Intensity Discharge (HID) light sources are allowed with a ma�cimum wattage of one-
hundred-seventy-five high-pressure sodium (HPS) and one-hundred-seventy-five-watt metal halide
(coated lamp – 3,000 degrees Kelvin). Standards for other HID light sources may be established by the
City for new technology consistent with the above restrictions.
(e) Spacing for security and parking lot light fixtures that are pole mounted shall be no less than
seventy-five (75) feet apart. Decorative fixtures (which are also fully shielded) are allowed to maintain
a fifty-foot fixture spacing. Wall mounted fixture spacing for security lighting shall be no less than fifty
(50) feet measured horizontally. Decorative fixtures directed back toward a building face shall be
exempt from this spacing requirement when shielded and shal] not exceed fifty (50) watts. Decorative
fixtures that are not shielded shall maintain a minimum spacing of twenty-five (25) feet and shall not
exceed fifty (50) watts. Where security lighting is a combination of pole and wall mounted fixtures,
there shall be a minimum of seventy-five (75) feet and a ma�cimum of one-hundred-fifty-foot spacing.
(� Pole mounted fixtures shall be limited to two (2) light sources per pole.
(g) Mixed use areas that include residential occupancies shall comply with the residential
standards on those floors or areas that are more than fifty percent (50%) residential based on square
footage of uses.
(h) Up-lighting is only permitted if the light distribution from the fixture is effectively contained
by an overhanging architectural or landscaping element. Such elements may include awnings, dense
shrubs or year-round tree canopies, which can functionally contain or limit illumination of the sky. In
these cases the fixture spacing is limited to one (1) fixture per one hundred- fifty (150) sq. ft. of area (as
measured in a horizontal plane) and a total lamp wattage within a fixture of thirty-five (35) watts.
26-5-92
Supp. 3
(i) Up-lighting of flags is permitted with a limit of two (2) fixtures per flagpole with a maximum
of one hundred fifty (] 50) watts each. The fixtures must be shielded such that the point source is not
visible outside of a fifteen-foot radius.
(j) Outdoor vending, such as gas stations, requires approval for lighting. Lighting shall not
exceed a maximum of twenty (20) candles under the canopy.
F. Residential lighting standards. The following lighting standards shall be applicable to residential
properties:
(a) Outdoor lighting shall be twelve (12) feet or less in height unless it meets one of the following
criteria:
l. The lighting is used to illuminate above grade decks or balconies, is fully shielded and the
point light source is not visible beyond the boundaries of the property in which it is located; or
2. The lighting is fully recessed into a roof soffit, fully shielded and is not visible beyond the
boundaries of the property in which it is located; or
3. The lighting is otherwise approved in Section 27.575.150.K, Miscellaneous Supplemental
Regulations, Review standards.
(b) Outdoor lighting with HID light sources in excess of thirty-five (35) watts (bulb or lamp) shall
be prohibited. In addition, incandescent light sources including halogen shall not exceed fifty (50)
watts.
(c) All light sources that are not fully shielded shall use material other than a clear lens material to
enclose the light source. The point light source shall not be visible from adjacent properties.
(d) Landscape lighting is limited to thirty-five (35) watts per fixture per one hundred fifty (150)
square feet of landscaped area (as measured in a horizontal plane).
(e) Security lights shall be restricted as follows:
l. The point light source shall not be visible from adjoining lots or streets.
2. Flood lights must be controlled by a switch or preferably a motion sensor activated only
by motion within owners property.
3. Timer controlled floodlights shall be prohibited.
4. Photo cell lights shall be allowed under the following circumsta.nces:
a) At primary points of entrance (e.g., front entries) or in critical common areas for
commercial and multi-family properties;
b) Where the light sources are fully shielded by opaque material (i.e., the fixture
illuminates the area but is not itself visibly bright); and
c) The light source or fluorescent (or compact fluorescent) to eliminate excess
electricity consumption.
5. Lights must be fully shielded, down directed and screened from adjacent properties in a
manner that limits light trespass to one-tenth (. ]) of a foot candle as measured at the property line.
L.U.R. — Supplementary Regula6ons — Timeshare Development
§26.590.090
6. Light intensity shall not exceed ten (10) foot-candles measured three (3) feet above
finished grade.
7. No light fixture shall be greater than twelve (12) feet in height. Exceptions are:
(a) Tree mounted fully shielded, downward directed lights using a light of twenty-five
(25) watts or less and
(b) Building mounted flood lights fully shielded, downward directed lights using a light
of fifty (50) watts or less.
(c) Motion sensor lights may be permitted, but only where the sensor is triggered by
motion within the owner's properiy lines.
(d) Light trespass at property lines should not exceed .1 of a foot-candle as measured at
the brightest point.
G. Reserved.
H. Exemptions. The following types of lighting installations shall be exempt from the provisions,
requirements and review standards of this Section, including those requirements pertaining to Zoning Officer
review.
1. Holiday lighting. Winter holiday lighting which is temporary in nature and which is
illuminated only between and including November 15 and March 1 shall be exempt from the provisions
of this Section, provided that such lighting does not create dangerous glare on adjacent streets or
properties, is maintained in an attractive condition and does not constitute a fire hazard.
2. Municipal lighting. Municipal lighting installed for the benefit of public health, safety and
welfare including, but not limited to, traffic control devices, street lights and construction lighting.
3. Temporary lighting. Any person may submit a written request to the Community
Development Director for a temporary exemption request. If approved, the exemption shall be valid for
not more than fourteen (14) days from the date of issuance of a written and signed statement of
approval. An additional fourteen (14) day temporary exemption may be approved by the Director. The
Director shall have the authority to refer an application for a temporary exemption to the Planning and
Zoning Commission or the Historic Preservation Commission if deemed appropriate. A temporary
exemption request shall contain at least the following information:
a. Specific exemption or exemptions requested;
b. Type, use and purpose of outdoor lighting fixtures involved;
c. Duration of time requested for exemption;
d. Type of lamp and calculated lumens;
e. Total wattage of lamps;
f. Proposed location on premises of the outdoor light fixtures;
g. Previous temporary exemptions, if any;
h. Physical size of outdoor light fixtures and type of shielding provided; and
26-5-92
Supp. 3
Such other information as may be required by the Community Development Departrnent
Director.
4. Approved historic lighting fixtures. Nonconforming lighting fixtures which are consistent
with the character of the historic structure or district may be exempted with approval from the Historic
Preservation Officer or Historic Preservation Commission. Approved fixtures shall be consistent with
the architectural period and design style of the structure or district and shall not exceed fifty (50) watts.
5. Decorative lighting elements, such as shades with perforated patterns and opaque diffusers,
may be exempted from the fully-shielded requirement provided they do not exceed fifty (50) watts.
6. If a proposed lighting plan or fixtures are proposed that do not meet this Code but that have
demonstrable community benefit, an exemption may be considered. The applicant shall submit
additional information to adequately assess the community benefit for approval by the Community
Development Director.
I. Prohibitions. The following types of exterior lighting sources, fixtures and installations shall be
prohibited in the City of Aspen.
l. Light sources shall not be affixed to the top of a roof or under a roof eave, except where
required by Building Code.
2. Lighting for the purpose of illuminating a building facade shall be prohibited when such
lighting is mounted to the ground or poles or is mounted on adjoining/adjacent structures.
3. Blinking, flashing, moving, revolving, scintillating, flickering, changing intensity and
changing color lights and internally illuminated signs shall be prohibited, except for temporary holiday
displays, lighting for public safety or traffic control or lighting required by the FAA for air traffic
control and warning purposes.
4. Mercury vapor and low-pressure-sodium lighting shall be prohibited due to their poor color
rendering qualities.
5. Linear lighting (including but not limited to neon and fluorescent lighting) primarily intended
as an architectural highlight to amact attention or used as a means of identification or advertisement
shall be prohibited.
6. Unshielded floodlights and timer controlled flood lights shall be prohibited.
7. Lighting directed toward the Roaring Fork River or its tributaries.
8. No outdoor lighting may be used in any manner that could interfere with the safe movement of
motor vehicles on public thoroughfares. The following is prohibited:
a. Any fixed light not designed for roadway illumination that produces direct light or glare
that could be disturbing to the operator of a motor vehicle.
b. Any light that may be confused with or construed as a traffic control device except as
authorized by State, Federal or City government.
9. No beacon or search light shall be installed, illuminated or maintained.
l0. Up-lighting is prohibited, except as otherwise provided for in this Section.
L.U.R. — Supplementary Regulations — Timeshare Development
§26.590.090
J. Nonconforming lighting. Unless otherwise specified within this Ordinance, within one (1) year of
the effective date of this Ordinance, all out door lighting fixtures that do not conform to requirements of this
Ordinance must be replaced with conforming fixtures or existing fixtures must be retrofitted to comply.
Violations shal] be corrected within sixty (60) days of being cited. Until that time, all existing outdoor lighting
fixtures that do not already comply shall be considered legal nonconforming fixtures.
K. Review standards.
l. Height. Outdoor residential and commercial lighting shall be twelve (12) feet or less above
grade in height. Special review by the Planning and Zoning Commission may allow lighting of a
greater height under the following circumstances:
(a) A fixture at a greater height is required due to safety, building design or extenuating
circumstances in which case the light shall be fully shielded with a nonadjustable mounting; or
(b) Lighting for commercial parking and vehicle circulation areas may have a maximum
height of twenty (20) feet above grade and shall be fully shielded
2. Foot-candles. Outdoor nonresidential (26.575.070), Sign (26.575.080) and Residential
(26.575.090) Lighting standards shall not exceed the foot-candles designated in their respective
Sections. Special review by the Planning and Zoning Commission may allow lighting of a greater
intensity under the following circumstances:
a. A fixture of a greater light intensity is required due to safety, building design or
extenuating circumstances in which case the light shall be fully shielded with a nonadjustable
mounting; or
b. An architectural or historical feature requires greater illumination, in which case the light
shall be fully shielded with a nonadjustable mounting.
L. Procedures.
l. Administrative review procedures. Lighting plans submitted in conjunction with applications
for subdivision, planned unit development, development within any environmentally sensitive area or
special review application shall be reviewed by the Planning and Zoning Commission.
2. Lighting plans submitted as a part of a building permit application for a commercial or multi-
family structure shall be reviewed administratively by the Community Development Director. The
Director shall have the authority to refer an application to the Planning and Zoning Commission or the
Historic Preservation Commission ifdeemed appropriate.
3. Appeals. Any appeals related to decisions regarding outdoor lighting shall be made to the
Board of Adjustment compliant with the procedures in the Appeals Chapter 26.316 of this Title. (Ord.
No. 47-1999, § 1; Ord. No. 52-2003, §§ 16-20)
Sec.26.575.160. Dormitory.
Occupancy of a dormitory unit shall be limited to no more than eight (8) persons. Each unit shall
provide a minimum of one hundred fifty (150) square feet per person of net living area, including sleeping,
bathroom, cooking and lounge used in common. Standards for use and design of such facilities shall be
established by the City's housing designee.
26-5-92
Supp. 3
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: October 8, 2007
SUBJECT: A request for final approval of a conditional use permit, pursuant to Section
12-9C-3, Conditional Uses, Vail Town Code, to allow for public utilities
installations, located at 169 North Frontage Road West, Lot 2, Middle
Creek Subdivision and setting forth details in regard thereto. (PEC07-
0060)
Applicant: Cricket Communications, Inc, represented by Mike Sharlow
Planner: Nicole Peterson
I. DESCRIPTION OF THE REQUEST
The applicant, Cricket Communications, Inc, represented by Mike Sharlow, is
requesting a conditional use permit, pursuant to Section pursuant to Section 12-
9C-3, Vail Town Code, to allow for public utilities installations at the Sprint Tower,
located at 169 North Frontage Road.
Based upon Staff's review of the criteria outlined in Section VI of this
memorandum and the evidence and testimony presented, the Community
Development Department recommends approval, with conditions, of this request
subject to the findings and conditions noted in Section VII of this memorandum.
A vicinity map (Attachment A), the applicant's request (Attachment B), and
architectural plans (Attachment C) have been attached for reference.
II. BACKGROUND
Middle Creek
III. ROLES OF REVIEWING BODIES
Order of Review: Generally, conditional use permit applications will be reviewed
by the Planning and Environmental Commission, and then any accompanying
design review application will be reviewed by the Design Review Board.
Planninq and Environmental Commission:
The Planning and Environmental Commission is responsible for final approval,
approval with modifications, or denial of a conditional use permit application, in
accordance with Chapter 12-16, Conditional Use Permits, Vail Town Code.
Desiqn Review Board:
The Design Review Board has no review authority over a conditional use permit
application. However, the Design Review Board is responsible for the final
approval, approval with modifications, or denial of any accompanying design
review application.
Town Council:
The Town Council has the authority to hear and decide appeals from any decision,
determination, or interpretation by the Planning and Environmental Commission
and/or Design Review Board. The Town Council may also call up a decision of the
Planning and Environmental Commission and/or Design Review Board.
V. APPLICABLE PLANNING DOCUMENTS
A. Town of Vail Zoning Regulations
Article 12-9C: General Use (GU) District (in part):
12-9C-1: PURPOSE: The general use district is intended to provide sites
for public and quasi-public uses which, because of their special
characteristics, cannot be appropriately regulated by the development
standards prescribed for other zoning districts, and for which development
standards especially prescribed for each particular development proposal
or project are necessary to achieve the purposes prescribed in section 12-
1-2 of this title and to provide for the public welfare. The general use district
is intended to ensure that public buildings and grounds and certain types of
quasi-public uses permitted in the district are appropriately located and
designed to meet the needs of residents and visitors to Vail, to harmonize
with surrounding uses, and, in the case of buildings and other structures, to
ensure adequate light, air, open spaces, and other amenities appropriate to
the permitted types of uses.
12-9C-3: CONDIT/ONAL USES:
A. Generally: The following conditional uses shall be permitted in the
GU district, subject to issuance of a conditional use permit in accordance
with the provisions of chapter 16 of this title:
Public utilities installations
Chapter 12-16: CONDITIONAL USE PERMITS (in part):
12-16-1: PURPOSE; LIMITATIONS: In order to provide the flexibility
necessary to achieve the objectives of this title, specified uses are
permitted in certain districts subject to the granting of a conditional use
permit. Because of their unusual or special characteristics, conditional uses
require review and evaluation so that they may be located properly with
respect to the purposes of this title and with respect to their effects on
surrounding properties. The review process prescribed in this chapter is
intended to assure compatibility and harmonious development between
conditional uses and surrounding properties and the town at large. Uses
listed as conditional uses in the various districts may be permitted subject
to such conditions and limitations as the town may prescribe to ensure that
the location and operation of the conditional uses will be in accordance with
development objectives of the town and will not be detrimental to other
uses or properties. Where conditions cannot be devised to achieve these
objectives, applications for conditional use permits shall be denied.
IV. ZONING AND LAND USE
Zoning: General Use (GU) District
Surrounding: West - Natural Area Preservation (NAP) District
East - Housing (H) District
North - Natural Area Preservation (NAP) District
South - Housing (H) District
Land Use: Public/Semi-Public
Surrounding: West - Open Space
East - High Density Residential
North - Open Space
South - High Density Residential
VI. REVIEW CRITERIA AND FINDINGS
The following review criteria and findings for a Conditional Use Permit are
established by Section 12-16-6, Vail Town Code.
Review Criteria
Relationship and impact of the use on the development objectives of
the Town.
Since public utilities installations are allowed as conditional uses within the
General Use District, Staff believes this proposal is consistent with the
Town's development objectives.
The effect of the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation
facilities, and other public facilities needs.
Staff does not believe this proposal will affect the light and air, distribution
of population, transportation facilities, schools, parks and recreation
facilities, and other public facilities needs. Staff believes this proposal will
have a positive affect on utilities by providing additional services to Vail's
businesses and residents.
Effect upon traffic with particular reference to congestion, automotive
and pedestrian safety and convenience, traffic flow and control,
access, maneuverability, and removal of snow from the street and
parking areas.
Staff does not believe this proposal will affect automotive or pedestrian
traffic.
4. Effect upon the character of the area in which the proposed use is to
be located, including the scale and bulk of the proposed use in
relation to surrounding uses.
The applicant is proposing to utilize the vacant facilities of the existing
tower and add three (3) new antennas. Since multiple telecommunications
antennas are currently mounted to the tower and the proposed are similar
in size, style, and color as the existing antennas; Staff does not believe this
proposal will have a significant negative affect on the character of the area
in comparison to existing conditions.
Findings
The Planning and Environmental Commission shall make the following findings
before granting a conditional use permit:
That the proposed location of the use is in accordance with the purposes of
this title and the purposes of the zone district in which the site is located.
2. That the proposed location of the use and the conditions under which it
would be operated or maintained will not be detrimental to the public health,
safety, or welfare, or materially injurious to properties or improvements in
the vicinity.
That the proposed use will comply with each of the applicable provisions of
this title.
VII. STAFF RECOMMENDATION
The Community Development Department recommends the Planning and
Environmental Commission approve, with conditions, the applicant's request for
a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail
Town Code, to allow for public utilities installations, located at 169 North Frontage
Road West, Lot 2, Middle Creek Subdivision and setting forth details in regard
thereto. Staff's recommendation of approval, with conditions, is based upon the
review of the criteria described in Section VI of this memorandum and the
evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve this
request; the Community Development Department recommends the Commission
pass the following motion:
The Planning and Environmental Commission approves the applicant's request
for a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses,
Vail Town Code, to allow for public utilities installations, located at 169 North
Frontage Road West (Sprint Tower), Lot 2, Middle Creek Subdivision and
setting forth details in regard thereto.
Should the Planning and Environmental Commission choose to approve this
request, the Community Development Department recommends the Commission
makes the following findings:
1. That the proposed location of the use is in accordance with the purposes of this
title and the purposes of the General Use District.
2. That the proposed location of the use and the conditions under which it will be
operated or maintained will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable provisions of
this title, based upon the review outlined in section VI of Staff's October 8,
2007 memorandum to the Planning and Environmental Commission.
Should the Planning and Environmental Commission choose to approve this
request; the Community Development Department recommends the Commission
pass the following conditions:
1. The applicant shall remove any obsolete telecommunications equipment from
the Sprint Tower prior to requesting final Town of Vail construction inspection.
2. The conditional use permit is contingent upon the applicant obtaining Town of
Vail design review approval for this proposal.
VIII. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request
C. Architectural Plans
D. Public Notice
ATTACHMENT A
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ATTACHMENT B
Septeinber 23, 2007
Nicole Peterson
Cominunit�- Developinent Depa�-tinent
To�� n Of Vail
75 S.Frontage Road
Vail, CO 816�7
RE: Nairative to Cricicet Cominunication's Co-location Application at 169 N. Frontage Road
(Q�vest Building\Sprint To�ver)
Dear Nicole Peterson,
Cricl�et Coininunications is seeking the Depa�tinent's approval to assume Q«-est Wireless' vacated
cellular\PCS facility at 169 N. Frontage Road, as kno�vn as the Q��est Coininunications S��itch.
Q��est's ��ireless division decoininissioned this site several �-ears ago and sold the equipment
shelter and to�ver portions of the site to Sprint.
Cricket Coininunications is proposing to utilize the vacant half of Sprint's t«o cai�ier shelter for
its base raclio equipment. to re-energize the eiisting electrical sub-meter for po�ver. and re-use the
coai bridges fi�om the shelter to the to« er.
�' 1 I
Vacate Shelter Space,
coax cable mo�rtns,
and electical meter that
Cricket will be using
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All cabluig, eicept that sho�vn in the picture �bove �vill be run on the ulside of the to�ver. Cricicet
�tiould also use the to��-er to add three panel antennas to the to��-er. The antennas ��ould be flush
inounted and painted to inatch the aggregate veneer of the to�i er identical to the antennas currentl�-
on the buildiug.
C r icket P rnpe�sed
Arakenna at 170' an East
U4Fall at 140' (One
„ Antenna Not Shown
a � o , ! a} �� �becausec+fPhoGSAngle)
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Please don't hesitate call if �-ou have any questions or need an�- aclditional inforination.
Sincerel�-
Mike Sharlow
Mike Sharlow
Cricket Communications
Site Development Contractor
PO Box 23873
Silverthorne CO 80498
970-485-2996
Mksharlow1 @gmail.com
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ATTACHMENT C
10
ATTACHMENT D
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hli J/
'�i V� f�11rV y� �+ ■�x'y� �{ s/+T y[ 1� /�y
���� � ! �lY! I�CM 4 M��d..b [ 4 �ST� ��V����
i��$i.��.. ������
�QTI�E �S HEREQ�( ��'V�hf tha� tF�e �Ianni�g a�d E�tvironm�r��l G�rmrnissi�r� af the
i�swr� ca� Vail wiil h�o�d � p�a�1i� h��rirrc� �r� �cct�rc��nce wittt s�cti�n 12-3-6, Vai9 T�+aurt
�c�d�, on C��cta�b�.r 8, Z��U�, �t 1;i�� pm in #he �`�wn �f V�i! ��r�i�ipaS ��if�ing, �n
c�r��id���tdon of:
A req�es# f�or � fir�a! r�cc�rr�m�nd�fic�n ti� the Vail 7c�wrt Cous�ci9 far � x.�n� distri�t
boun��r�r art�end�aa�n�� p�ts.€���t to S�c#�r�r► �2-3�7, ,A�ra�r�dm�nt� V�fl iawn Cad�, tsa
�ll�r+�r iQr a r���ning of a pr�a�r#y �rvrn H�gh IJ�r��it� PU9�I�ip��r���i�y (HE�1G�F) �i�#ri�t ta
Fi��t�i�roc� �}�9� ���krict, �ocate� �t �01 �I�rth Frant�ge R�a�da �+�t 8. Blvck �, �i�Bl Pr�t�#o
Pa#ct� �r�t9 s�t��rag f�rt� detai�s in �`�gsrd ih���t�r. �PECai-��9}
Appii�c��4' ��nr�er�2�l� �roper�ias„ kr��., re�r��n#�d �ry Ca�aa#hr�ey Prai# ��h��t�
A�r�hite�5
Plan�e�: �cvt I�ur�r�
A� rec�ue�t �cr a fir��i ��cvmsn�rad�tio� t� #'�� l��il Town ��uracil ft�r a prescrib�ci
regul�t�o�s �r�enci�rr�nt t�a ��-61-3, ��n�dic6r�nai �t�s; L'a�f �c�+�-� Cv��, a�d �c� ��c#�4n
12-i6-7, �d�e Speci€i�c Gritari� Ar� ���n�dar�s, V�if T�+rvr� ��de, pur�su�n# �e�it�n '�2-3-7,
Am�ndmeni, V��I ic�+,n��r ��ie��, t�r al�€�m�r fdr p�fv�si�n�N eff'rces ��ad bta��r�ess offices �s
condikkor��i us�.s, �csc���ct �� �� �l�r�� Fr�ar�tag� I���d, �at �, �ioc�c 2, V�ii �"�tat� �aieh
�nd s�t€�r�g� fa�t� t3�#�il� �n regac�# #hereto. �PE�07-Q059�
Appl�ca�at� �on��n2�lp Pr�perti�s> 3n�., repr�s�nked I�y Cwathrn�y �r�t� Sci-sultz
A�cksileCts
Planner: Sco! F#�nn
A re�ue�t �c�r � fur��l �pp�vv�i of � Corar�iiicyn�E u�s perrnlae pu�'suant ta S�c�ion 'f2-9C-�,
����i�#��+��E �Js��, '�+'�i� i[awrt �€�d�, t�+ al��w fcar ��u��PC utiii�6e� inst�ll�ti�n�, �ac�tted �t 169
�la�h �r�re4�g�e �Qad V�J��. Lr�t 2, Midd�e ��c��lt Su�division ar��d s�tting fcrrth [�e�31s in
�eg��d ��t���d�, ��'�C��-��t?}
A�apibca�#: G��ck�t ��vmr��snic�ti�n$, fnc,, repr���arr��i by M4ke �harl�ur
�'�an�er: �li�o�e Pe��rsa�n
�'k�e app�a�ti�an� and in�arrrt�ta�in at�crut the propa�ls ar� �va9�ab'� f��° �,fi��ic in�pectE�n
�luring �4�EEi� i��urs at #he 7ouun af 1ia�i �onram+ankty ��veic�pmant De�arkm�r�t, i� ��u#h
Fro�Fa�� k���d. �he ps�b��� is invD#�d tc� �it�nd p��je� vai��t�t�c�n ���d t�� sQi� rr�s�#s tha3
����d�: the p��Ei� �ear�r�g i� t�r�e To�rrn �f'V�al G�rr�mur�ity �ewel�prnerat ��p��t�t'n�a�#.
F�lease ��1� �7�•�7���1�� �or �ddi�iran�l i�fiorrr�ation.
Sig� €�r�g���� i����pr+�t��ion is a+aailab�� u�an re+�t��st,'�vith �4-E�aur na3i�i�a���n. P9e�s�
��919T0-�79-2���, 7�G�:�l��n� for ktte F°���ri�ng 3���ored„ far i�r€ca��ty�r�.
P�bBish�d Se�a��rr��er 21, 2.�€3i, in t�� Vaii p��Iy.
11
PLANNING AND ENVIRONMENTAL COMMISSION
June 23, 2008
12:00 Noon
TOWN COUNCIL CHAMBERS / PUBLIC WELCOME
75 S. Frontage Road - Vail, Colorado, 81657
MEMBERS PRESENT MEMBERS ABSENT
Michael Kurz (departed at 3:30) Sarah Paladino
Rollie Kjsebo
Bill Pierce
Scot Proper
Susie Tjossem
David Viele
60 Minutes
12:00 pm (Lunch Provided) Transit Oriented Development Presentation — Michael Yerman
Parking Task Force — Greg Hall
There was a great deal of discussion about the impact of construction laborers parking in the parking
structures. There was no official recommendation, but it was agreed that a proactive approach was
needed. It was generally agreed that construction labors should not be the only ones to bear the
burden of mitigating the issues. It was suggested that numbers and dollars need to be gathered to
quantify the decreases in sales tax and when they are occurring and is the macro economic
condition in the U.S. affecting Vail. The Commission asked that the Parking Task Force return with
their recommendations prior to going to Council. Greg Hall thought he would be back in August.
45 minutes
A request for a final recommendation to the Vail Town Council of a proposed update and review
of the Vail Village Master Plan, pursuant to Section VIII-C, Adoption, Extensions, and
Amendments, Vail Village Master Plan, to affirm the applicability and purpose of the Master Plan,
located within the boundaries of the adopted Master Plan/(a complete legal description is
available for inspection at the Town of Vail Community Development Department upon request),
and setting forth details in regard thereto. (PEC080020)
Applicant: Town of Vail
Planner: George Ruther
ACTION: Tabled to July 14, 2008
MOTION: Kjesbo SECOND: Proper VOTE: 5-0-0
George Ruther presented an overview of the application and the Staff inemorandum.
Commissioner Viele stated that he felt Policy 1.2.2 was a negative incentive to redevelopment.
He further added that he felt that property owners should be consulted prior to beginning this
process.
George Ruther stated that Policy 1.2.2 could be written not to have a negative impact or tone.
He further added that he intends to meet with property owners prior to requesting a final
recommendation on this proposal.
There was subsequent discussion about this policy and the involvement of the property owners.
Steve Hawkins, representing the Mountain Haus stated that the owners he represented
supported the amendments as written.
Page 1
Jim Lamont, Vail Homeowners Association, suggested that there should be an online process for
participating in this process, not just face to face meetings. He conveyed an underlying concern
of his constituents was that if it was the Town's desire to use the public right-of-way to gain
control over development that would looked upon as inappropriate. He suggested that language
be added stating that the public right-of-way would not be withheld that may resolve the
concerns.
Commissioner Kurz departed at 3:30.
The Commission and public subsequently reviewed each Goal statement and the associated
Policies and Action Steps.
20 Minutes
2. A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3-7,
Amendment, Vail Town Code, for prescribed regulation amendments to Chapter 12-16,
Conditional Use Permits, to allow for the administrative review and approval of specific
conditional uses, and setting forth details in regard thereto. (PEC080103)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Recommendation of approval
MOTION: Kjesbo SECOND: Viele VOTE: 6-0-0
Item Number 2 was heard prior to Item Number 1 on the agenda.
Bill Gibson presented an overview of the application and the Staff inemorandum.
There was no public comment.
The Commissioners commended Staff for the proposed amendments.
2 Minutes
3. A request for a final recommendation to the Vail Town Council, pursuant to 12-3-7, Amendment,
Vail Town Code, for prescribed regulations amendments to Section 14-10-7, Outdoor Lighting,
Vail Town Code, to allow for amendments to the outdoor lighting standards, and setting forth
details in regard thereto. (PEC080032)
Applicant: Town of Vail
Planner: Bill Gibson
ACTION: Table to July 14, 2008
MOTION: Kjesbo SECOND: Tjossem VOTE: 5-0-0
4. Approval of June 9, 2008 minutes
MOTION: Tjossem SECOND: Kjesbo VOTE: 5-0-0
5. Information Update 30 Minutes
Environmental Strategic Plan - Bill Carlson
Bill Carlson gave a power point presentation on the current status of the Environmental Strategic
Plan draft. The Commission provided feedback on several of the goals, objectives, and policies.
6. Adjournment
MOTION: Kjesbo SECOND: Proper VOTE: 5-0-0
Page 2
The applications and information about the proposals are available for public inspection during
regular office hours at the Town of Vail Community Development Department, 75 South Frontage
Road. The public is invited to attend the project orientation and the site visits that precede the public
hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for
additional information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published June 20, 2008, in the Vail Daily.
Page 3
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TawN o� vArL �'
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on July 14, 2008, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a recommendation to the Vail Town Council to review the Vail Land Use
Plan map, pursuant to Section 8-3, Vail Land use Plan to allow for a change in the land
use designation from Community Office to Lionshead Redevelopment Master Plan for
properties known as "Cascade Crossing" and "Vail Professional Building" (Future "Ever
Vail"), located at 953 and 1031 South Frontage Road West/unplatted (A complete legal
description is available for inspection at the Town of Vail Community Development
Department), and setting forth details in regard thereto. (PEC080036)
Applicant: Town of Vail
Planner: Nicole Peterson
A request for a recommendation to the Vail Town Council on a proposed major
amendment to Special Development District No. 39, Crossroads, pursuant to Article 12-
9(A), Special Development District, Vail Town Code, to allow for the enclosure of a
pedestrian pathway through the southwest wing of the approved structure and creation
of commercial square footage; located at 141 and 143 Meadow Drive/Lot P, Block 5D,
Vail Village Filing 1, and setting forth details in regard thereto. (PEC080034)
Applicant: Solaris LLC, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for a final review of a conditional use permit, pursuant to Section 12-9C-3,
Conditional Uses, Vail Town Code, to allow for public utilities installations, located at 145
North Frontage Road West, Lot 1, Middle Creek Subdivision and setting forth details in
regard thereto. (PEC080031)
Applicant: Cricket Communications Inc., represented by Mike Sharlow
Planner: Nicole Peterson
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for information.
Published June 27, 2008, in the Vail Daily.
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