Halfmoon Township City Zoning Code
ARTICLE XIV
General Lighting and Riparian Buffer Standards in the A-1, C-1, L-1, and M-1 Districts
§ 255-63 Lighting.
A.
Purpose. The purpose of the outdoor lighting and illumination standards are to:
(1)
To promote better lighting standards that will enhance and preserve public safety and welfare while minimizing the obtrusive aspects of excessive and/or careless uses of outdoor light.
(2)
To promote energy efficiency by allowing and encouraging more efficient light fixtures, lamps and luminaries without decreasing public safety.
(3)
To prevent the creation of nuisances caused by unnecessary intensity and glare of outdoor lighting onto neighboring properties, roadways, and into the night sky;
(4)
To help preserve, to the extent possible, the dark nighttime sky which is recognized as a special characteristic of the quality of rural life in Halfmoon Township.
B.
Applicability. These regulations shall apply to all new uses, buildings and structures that require a zoning and building permit. These regulations may also apply in instances where a property owner voluntarily decides to replace and/or retrofit an existing, noncompliant outdoor lighting fixture.
C.
General outdoor illumination requirements. Outdoor lighting shall meet one or more of the following standards listed below. In all applications of either new or replacement outdoor lighting fixtures, Halfmoon Township recommends and encourages energy-efficient 60 watt incandescent or equivalent compact fluorescent lighting (CFL).
(1)
Residential lighting.
(a)
All outdoor lighting fixtures shall be designed and directed so as to prevent direct light from shining onto any neighboring property, any public street or sidewalk. All luminaires designed for entryway safety and decorative purposes on residential properties and buildings and structures shall be lamps of 100 watt incandescent (or equivalent) or less.
(b)
Where possible, Halfmoon Township recommends the use of timers or dusk-to-dawn photosensitive optic eyes for any wall-mounted and freestanding luminaires and fixtures.
(2)
Nonresidential lighting.
(a)
All nonresidential properties that provide outdoor lighting shall utilize 90°, full-cutoff lamps and luminaries. Lighting shall also be designed so as to prevent a direct view of the light source from any location off the property by means of shielding, timers, energy efficient lamps and luminaires, decreased pole height or any others means determined to be acceptable to Halfmoon Township.
(b)
The regulations contained in this subsection shall only apply to newly required lighting and off-street parking lot illumination in all nonresidential zoning districts. This does not include any existing or noncompliant outdoor lighting fixtures associated with any farm properties and/or active farming operations as noted in Subsection E, Existing nonconforming outdoor lighting.
(c)
All luminaires designed for entryway safety and decorative purposes on nonresidential buildings, parking lots and structures with lamps of 100 watts incandescent (or equivalent) or less do not require fixtures that cut off direct light from view. Lamps and luminaires greater than 100 watts incandescent (or equivalent) are required to utilize full-cutoff fixtures.
(d)
At the time of application for a zoning permit, a basic lighting plan showing proposed wattage/lumens, light fixture type, design, pole height, anticipated lighting patterns, and/or any other applicable information deemed necessary by the Halfmoon Township Zoning Officer or his duly authorized representative shall be submitted for review and approval.
(e)
At no time shall direct light from any nonresidential property be permitted to shine onto another property or onto any public street or sidewalk. All evaluations of compliance with these requirements are solely at the discretion of the Township Zoning Officer or his duly authorized representative.
D.
Additional requirements.
(1)
Parking lot lighting. Wall-mounted luminaires intended for parking lot illumination on commercial, industrial, nonresidential, and multifamily residential buildings and structures shall have fixtures that cut off direct light from view. All parking lot and site perimeter lighting must be located on poles or at ground level and must be directed toward the property interior. All luminaires designed for entryways and decorative purposes on nonresidential and multifamily residential buildings and structures which exceed 2,000 lumens (150 watts incandescent or equivalent) shall have fixtures that cut off direct light from view.
(2)
Lighting during nonoperating hours. During nonoperating hours, all outdoor lighting shall be reduced by a minimum of 75% using timers or the use of dusk-to-dawn photo optic eyes. All illuminated signs shall be included in this requirement.
(3)
Recreational lighting. Recreational lighting for playing fields is permitted to have fixtures with a maximum height of 35 feet and the luminaires must have a cutoff angle of light less than 90°. Any recreational lighting must be turned off completely when not in use.
(4)
Mast arm requirement. In parking lots, luminaires shall be located on mast arms such that trees do not interfere with the required lighting.
(5)
Exterior lighting plans. As part of any subdivision or land development plan submittal, an exterior lighting plan shall be provided to Halfmoon Township for review and approval. The plan must provide a detail of all fixtures proposed and a plan view must be provided showing number and location of the fixtures along with the type, wattage/lumens, light fixture design, pole height, anticipated light patterns, and/or any other applicable information deemed necessary by the Township Zoning Officer or his duly authorized representative to ensure compliance with this article.
(6)
Canopy lighting. Luminaires mounted beneath canopies such as those at gasoline stations and convenience stores shall be completely recessed so that the lens cover is recessed or flush with the bottom surface (ceiling) of the canopy and/or shielded by the fixture or the edge of the canopy so that the cutoff angle of light is less than 90°. Luminaires shall not be mounted on the top or sides (fascias) of the canopy and the sides of the canopy shall not be illuminated in any fashion.
(7)
Architectural lighting. Parking lot lighting designs may include luminaires of a particular period or architectural style as an alternative or supplement to the cutoff luminaires, provided that:
(8)
Required air safety lighting exemption. Federal and state required security lighting specifically for air travel safety shall be exempt from the provisions of this section. This lighting includes, but is not limited to, airport runway lights and warning lights.
(9)
Streetlighting. When applicable, any streetlighting required on state and/or Township roadways shall have a maximum shielded luminaire height of 25 feet or less, as recommended by the Township Planning Commission and approved by the Board of Supervisors.
(10)
Temporary lighting. Temporary and special event lighting should be placed to prevent glare on all neighboring properties.
(11)
Floodlights and spotlights. Floodlights and/or spotlights shall be directed away from adjoining properties and roadways and should be completely shielded or shrouded to prevent glare.
(12)
Building facade and landscape lighting. Luminaires shall not be permitted to shine light into the night sky. Floodlights and/or spotlights utilized for the up lighting of building facades and landscaping shall have luminaries with a maximum output of no more than 2,000 lumens (150 watts incandescent or equivalent) and shall be completely shielded to prevent glare into the night sky.
E.
Existing nonconforming outdoor lighting. All existing nonconforming outdoor lighting fixtures (existing prior to the adoption of this section) shall be considered legal nonconformities (grandfathered) from the date of adoption of this article. This shall also include any/all replacement and maintenance that may be associated at any time in the future with said nonconforming lighting fixtures. The Township encourages that when existing nonconforming light fixtures are replaced, that some consideration be given to replacing any nonconforming lighting fixtures and/or luminaires with compliant, energy-efficient low-watt bulbs, employing the use of cutoff photosensitive technology, glare shielding or equivalent, where economically feasible and practical.
§ 255-64 Riparian buffer corridor.
A riparian buffer corridor of a minimum of 100 feet in width shall be located adjacent to any stream, intermittent stream, closed depression if prone to wetness, identified sinkholes, and any other surface water areas, i.e., ponds and wetlands. The riparian buffer shall be measured starting from the edge of the defined stream bank, top of sinkhole/depression, and/or edge of pond embankment, wetland as the case may be. The 100 feet shall then be a distance of area measured perpendicularly from the edge. Within the buffer area impervious surfaces are prohibited except for driveway accessways and site stormwater management areas. The buffer area shall be landscaped with year-round ground cover at a minimum.