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Home My WebLink AboutSDP200300034 Executive Summary 2003-08-05 COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: (SDP-034)White Gables Final AGENDA DATE: August 5,2003 Site Plan, decorative lighting waiver. ITEM NUMBER: SUBJECT/PROPOSAL/REQUEST: Request for a CONSENT AGENDA:Yes modification of the standard in section 4.17.4 (a)that ACTION:Yes INFORMATION: requires that each outdoor luminaire subject to the outdoor lighting regulations be a full cutoff luminaire. ATTACHMENTS:Yes This request is made in support of a final site plan request for 20 condominium units in 6 buildings on REVIEWED BY: VWC 7.097 acres zoned CO, Commercial with a Special Permit approval for residential(see SP-02-23)and Entrance Corridor. The property, described as Tax Map 60 Parcels 26 and 27A,is located in the Samuel Miller Magisterial District on the north side of Ivy Road [Route#250 West] approximately 1/4 mile west of the intersection of Ivy Road and the 29/250 By-pass. The Comprehensive Plan designates this property as Office Service in Neighborhood Seven. STAFF CONTACT(S): Margaret Doherty BACKGROUND: The applicant has requested a modification of the standard in section 4.17.4 (a)that requires that each outdoor luminaire subject to the outdoor lighting regulations shall be a full cutoff luminaire. The ordinance defines a full cutoff luminaire as an outdoor light fixture shielded in such a manner that all light emitted by the fixture,either directly from the lamp or indirectly from the fixture,is projected below the horizontal plane. On October 17,2001 this definition was added to the ordinance and the term"decorative luminaire with full cutoff optics"was repealed. The Zoning Department has determined that a decorative fixture that is constructed with the light source,which includes the bulb that contains the lamp,located above the low edge of a horizontal housing and contains no elements designed to reflect light above the horizontal plane can be approved. The minute percentage of light that may be reflected above the horizontal plane from the components of such a fixture does not meet a strict interpretation of the definition but is negligible. The County does not pursue discrepancies of this degree because they are diminimis. The proposed fixture manufactured by King Luminaire(#27641), see Attachment D, shows a portion of the bulb positioned below the horizontal plane of the shield. The Zoning Departmnet has determined that this design does not meet the definition of full cutoff luminaire, and therefore requires Planning Commission approval of a waiver of 4/17/4(a)to be used. DISCUSSION: Pursuant to Section 4.17.5, any standard of section 4.17.4.a may be modified or waived in an individual case, and the commission may impose conditions on such a modification or waiver which it deems appropriate to further the purposes of these outdoor lighting regulations,in either of the following circumstances: 1 Upon finding that strict application of the standard would not forward the purposes of this chapter or otherwise serve the public health,safety or welfare, or that alternatives proposed by the owner would satisfy the purposes of these outdoor lighting regulations at least to an equivalent degree. 1 2. Upon finding that an outdoor luminaire, or system of outdoor luminaires, required for an athletic facility cannot reasonably comply with the stndard and provide sufficient illumination of the facility for its safe use, as determined by recommended practices adopted by the Illuminating Engineering Society of North America for that type of facility and activity or other evidence if a recommended practice is not applicable. The applicant contends that the proposed fixture does not contribute to any light spillover on the adjacent properties and meets the one-half foot-candle at the property line requirement. The fixture is decorative in style similar to what is found on the University grounds. The applicant does not believe they can find a decorative fixture that meets the County requirements. Please review their request as attachment D. The Architectural Review Board, at its meetings on June 2 and July 21, approved the site plan with conditions and approved the elevations for Phase 1,but noted,in part,that the applicant shall clarify and/or revise the lighting details to show full cutoff fixtures for lamps that emit 3,000 lumens or greater, and. . . reduce the amount of decorative lighting. The ARB guidelines indicate that"light should be shielded,recessed or flush-mounted to eliminate glare". The ARB has not reviewed this specific waiver,however, given their condition of approval above and the design guidelines,the Design Planner has advised staff that she does not support the request. Staff believes this location is part of a unique area in the County, characterized with large estate properties that have a residential appearance while serving commercial uses. Allowing a light fixture which does not meet the full cut-off requirements will increase the light pollution in the area and may serve to erode the residential appearance,thereby increasing the commercial appearance of the area. The lights used at the University are predominantly surrounded by urban areas. The lights at White Gables will be located in an area which currently has no lighting. Further,it has been the County's consistent policy and practice to not waive the lighting ordinance, except for sporting facilities. RECOMMENDATION: With the support of the Zoning Department,Planning staff recommends denial of the applicant's request for a waiver of the lighting regulations. Attachments: A- Applicant's Requests B - Department of Zoning Analysis C- Lighting Plan/Cut-sheet 2 • r Attachment A -1 - I ---� it - .�.4. ' IN 2 3 � -)� McKEE CARSON CONSULTING ENGINEERS 9UILDt. G C. 7E :"G LANDSCAPE ARCHITECTS LAND PLANNERS 23 June 2003 Mr.John Shepherd Albemarle County Zoning Department 401 McIntire Road Charlottesville,Virginia 22902 RE: White Gables:Lighting Modification Request Dear Mr.Shepherd: Per Keith Lancaster's suggestion,I am writing to request a lighting variance in accordance with Section 4.17.5 of the current Albemarle County Zoning Ordinance for the above project.The plans dated April 28,2003 show a total of five(5) fixtures that do not currently comply with the County's lighting ordinance. These fixtures are located at each of the intersections on-site and are primarily for safety. The units'do not contribute to any light spillover on the adjacent properties and meet the one-half(0.5)foot-candle cutoff requirement. The fixtures are decorative in style to best complement the overall design of the project.The proposed unit is identical to the University of Virginia Grounds standard.An older version of this particular fixture has been approved on other projects and the newer version is currently in use around Albemarle County.However,it is understood that the lighting at the University is not regulated by the County. In an effort to appeal to the County that this fixture should be allowed,let me point out several items that are of some importance and interest.First, there are no dark sky compliant,(100% full sharp cutoff),decorative fixtures that have vertical,slanted or curved lens medium below the horizontal frame of the fixture. Any light that strikes these surfaces will have a certain percentage of upward refracting candela. The closest fixture to being "dark sky"compliant is the "shoe-box",or similar decorative flat lens fixture that is commonly used on commercial projects. These units have a flat lens horizontal/parallel to the ground with no lens medium below the horizontal.However,even this fixture style contradicts itself in certain conditions (i.e. angled installation, reflection off parking surfaces especially when wet,and through manufacturing).Second,all decorative style fixtures.(certainly those previously approved in the County either prior to the current ordinance) and those approved as being dark sky compliant,are not. The reason is there is always some degree of refraction either through the glass,the installation of the fixture,or reflection off surfaces that allows light to pass above the horizontal plane.However,some are better than others.The decorative fixture selected is as close to being"dark sky"compliant as is any"shoe-box"style fixture.This fixture design reduces'the amount of up light by the precise placement of the arc tube within a new reflector system located in the fixtures'roof. The contributing factor that sets any fixture apart from being dark sky compliant is the position of its arc tube relative to the reflector and the lens medium.In this particular fixture, the arc tube is placed above the horizontal plane(see attachment for details).Furthermore, this fixture meets and exceeds the above horizontal candela required by less than 1%,where most other fixtures exceed this by 2.5%.Third, the ordinance states the purpose of the lighting section is"to protect dark skies, to protect general welfare by controlling the spillover of light onto adjacent properties,and to protect the public safety by preventing glare from outdoor luminaires."In response,we believe the fixture proposed does protect dark skies in the best possible manner for a decorative style,is located (as stated above) to provide public safety;does not contribute to spillover onto adjacent properties;and furthermore,has superior glare control for a decorative luminaire.And finally,if the County does want a"dark sky" policy,is the County willing to approve only the"shoe-box"style and discourage all other types (i.e.decorative)?It is my understanding that the County, Affiliated with Field Sport Concepts,Ltd. _ 301 East High Street•Charlottesville,Virginia 22902 •804-979-7522 • Fax:804-977-1194•mc@mckeecarson.com •www.mckeecarson.com I 3 Attachment A Mr.John Shepherd 23 June 2003 Page 2 especially the ARB,wants to see more decorative style fixtures rather than the"shoe-box"boxy style as the predominant fixture in the County. The fact of the matter,the ordinance is too restrictive in its current context and needs to be revised.Also,if the County is going to commit to having a"dark sky"policy then it should work with the University,the City and other towns within the County to develop a review guideline that establishes a consistent lighting standard on future projects regardless of,their location within the County. Therefore,we respectfully request a variance be granted to the White Gables project that will allow the plans to be implemented as shown on the drawings submitted on April 28,2003.If you have any questions or require modification to this request please contact me. Sincerely yours, :t.,44,132/oL Steven W.Edwards,CLA SWE:ljs xc: RBM/File Vito Cetta Attachments:Light Fixture detail 0219 II--4 Attachment A CAST ALUM *6 FINIAL PAINT. AS NOTED 7. BRASS SCREWS ALL VISIBLE INTERIOR PARTS di. SHALL BE PAINTED BLACK LAMP ARC TUBE tipLINK-LOCK CONNECTOR VL2 SEGMENTED \ ,,, \� % ,�1►, REFLECTOR (SHIELD) �� —" _ HORIZONTAL PLANE 37 " --� 3�6 • , - , w SOCKET EXTENDER `r: _ No 1 CONE 2-02D0150 c�� I f--ALL ALUM PARTS r� i PAINT' AS NOTED jam_ a: ttE.: N QUICK DISCONNECT rn1 BALLASTING c l' ; )1‘ oP "R" STYLE FITS 1l' 7" 0 D. SPECIAL RING TENON s m (3) 3/8 " x 3/4 "L ST STL. CUP-TIP SET 'SCREWS @ 120° APART SPECIFICATIONS , OPTIONS CATALOG NO K56-S-R-SAR-III-100(MED)-MH-120 - QUICK DISCONNECT ❑X QUANTITY SEE PHOTOMETRIC PLAN TERMINAL BLOCK ❑ GLOBE MAT'L ACRYLIC IES CLASSIFIC TYPE III OTHER WATTAGE 100 W LIGHT SOURCE METAL HALIDE MANUFACTURER LINE VOLTAGE 120 V KING LUMINAIRE, JEFFERSON, OH PAINT BLACK LAMP BY OTHERS SUPPLIER' ILLUMINATION CONCEPTS AND SALE BALLAST INFORMATION RICHMOND, VIRGINIA, 804.358 2300 TYPE ' HX-HPF MANUFACTURER MAGNETEK/ADVANCE KING U S ORDER NO 27641 CATALOG NUMBER M100MLTLC3M / 71A5390 CUSTOMER ORDER NO : 388071 ) LIGHT FIXTURE DETAIL N Tr- 5 f ATTACHMENT B- ALN:, - -•!?1.1kf,7,:• COUNTY OF ALBEMARLE Department of Building Code and Zoning Services 401 McIntire Road,Room 227 Charlottesville,Virginia 22902-4596 FAX(434)972-4126 TELEPHONE(434)296-5832 TTD(434)972-4012 July 7, 2003 Steven W. Edwards, CLA McKee Carson 301 East High Street Charlottesville, VA 22902 RE: White Gables Lighting Modification Request SDP-2003-34 White Gables Final Site Plan Dear Mr. Edwards: You have requested a modification of the standard in section 4.17.4 (a) that requires that each outdoor luminaire subject to the outdoor lighting regulations shall be a full cutoff luminaire. The ordinance defines a full cutoff luminaire as an outdoor light fixture shielded in such a manner that all light emitted by the fixture, either directly from the lamp or indirectly from the fixture, is projected below the horizontal plane. On October 17, 2001 this definition was added to the ordinance and the term "decorative luminaire with full cutoff optics" was repealed. You correctly point out that there is always some degree of refraction of light through the glass or reflection of light off of surfaces of the decorative fixtures. No decorative fixture can be guaranteed to project all light below the horizontal plane. I have determined that a decorative fixture that is constructed with the light source, which includes the bulb that contains the lamp, located above the low edge of a horizontal, housing and contains no elements designed to reflect light above the honzontal plane can be approved. The minute percentage of light that may be reflected above the horizontal plane from the components of such a fixture does not meet a strict interpretation of the definition but is negligible. The County does not pursue discrepancies of this degree' because they are di minimis. We do not feel it is necessary, but you may request a modification from the Planning Commission if you or your financial institution requires it. The cut sheet attached to this request shows a fixture manufactured by King Luminaire (#27641). The diagram shows that a portion of the bulb is positioned below the horizontal'plane of the shield. It is my determination that this design does not meet the definition of full cutoff luminaire. Its approval will require a waiver or modification from I:\DEPTBCZaDetemunation General'Decorative full cutoff fixture diminimis det..doc I - - 6 ATTACHMENT B • , • White Gables Luminaire Modification Request July 7, 2003 Page 2 the Planning Commission in accord with the provisions of Section 4.17.5. Margaret Doherty will coordinate the presentation of this request to the Planning Commission. Please be aware that it has been the consistent administrative practice, since the adoption of the lighting ordinance, to apply this interpretation to the repealed definition of decorative luminaire with full cutoff optics as well as the current definition of full cutoff luminaire. If you are aggrieved by this determination, you have a right to appeal it within thirty days of the date notice of this determination is given, in accordance with Section 15.2-2311 of the Code of Virginia. If you do not file a timely appeal, this determination shall be final and unappealable. An appeal shall be taken only by filing with the Zoning Administrator and the Board of Zoning Appeals a notice of appeal which specifies the grounds for the appeal. An appeal application must be completed and filed along with the fee of$120. The date notice of this determination was given is the same as the date of this letter. If you have any questions, please contact me. Please contact me if you have questions or require further information. Sincerely, "44-4/ ohn Shepherd , Manager of Zoning Administration Copy: Margaret.Doherty, Principal Planner Keith Lancaster, Zoning Plans Reviewer Vito Cetta Weather Hill Homes 2250 Old Ivy Road Charlottesville, VA 22903 1:\DEP'I\BCZS\Deteimination General\Decorative full cutoff fixture diminimis det..doc 1 7 I ATTACHMENT C a CAST ALUM *6 FINIAL PAINT: AS NOTED BRASS SCREWS ALL VISIBLE INTERIOR PARTS 1 LAMP ARC TUBE SHALL BE PAINTED BLACK ;411, LINK-LOCK CONNECTOR VL2 SEGMENTED ,i0 111111,, _A,,i1. REFLECTOR (SHIELD) �� `�`' HORIZONTAL PLANE ., 37 3/6" Iu SOCKET EXTENDER No 1 CONE 202D0150 ems! 1 f--ALL ALUM. PARTS f PAINT: AS NOTED �-- o- , I QUICK DISCONNECT 1, �,� BALLASTING - I * ar_tni - ' j, "R" STYLE FITS 7" O.D. SPECIAL RING TENON co0- (3) 3/8 " x 3/4 "L ST STL CUP-TIP SET SCREWS @ 120° APART SPECIFICATIONS OPTIONS CATALOG NO K56-S-R-SAR-III-100(MED)-MH-120 QUICK- DISCONNECT n QUANTITY SEE PHOTOMETRIC PLAN TERMINAL BLOCK I 1 GLOBE MAT'L ACRYLIC IES CLASSIFIC TYPE III OTHER WATTAGE 100 W LIGHT SOURCE METAL HALIDE MANUFACTURER LINE VOLTAGE 120 V KING LUMINAIRE, JEFFERSON, OH PAINT BLACK LAMP BY OTHERS SUPPLIER ILLUMINATION CONCEPTS AND SALE BALLAST INFORMATION RICHMOND, VIRGINIA, 804 358 2300 TYPE HX-HPF MANUFACTURER MAGNETEK/ADVANCE KING U S. ORDER NO 27641 t CATALOG NUMBER M100MLTLC3M / 71A5390 CUSTOMER ORDER NO 388071 LIGHT FIXTURE _ J DETAIL N T . g