UPDATE: The city did the right thing and okayed residential-friendly lighting that uses short bollards instead of tall 20-foot poles. The property looks great and is an asset to the neighborhood. Sadly, on 7/10, the United Way installed huge, intense, blinding lights in its parking lot across the street. Efforts are being made to have those toned down. The city claims it is being sensitive to lighting issues in the South Andrews Redevelopment project. Time will tell. — Cal Deal 7/16/10
City's demand for intense parking lot lighting
would ruin neighborhood's residential character
Click for an even larger image!
"It would be a ruinous thing for this quiet little
historic neighborhood to have lights on at night."
Ritchie, former city planner and the father of the ROA zone
(he wrote the ordinance). He also grew up in the neighborhood.
VIEW A PANORAMA OF THE STREET Click here
The intense lights would go to the right of the pink house behind my dog Witney.
360-DEGREE PANORAMA Click here for PDF file
The building in question is the pink building at center. This
is at the intersection of SE 13th Street and SE 1st Avenue.
Click here to view a PDF of the image.
The city wants to force a small business owner to put Wal-Mart Parking Lot-intensity lighting next to single family homes in a quiet, dimly-lit, cozy, residential-office neighborhood just north of Broward General.
THE ZONING Read the ROA section of the code (PDF)
“Limited Residential Office” (ROA) — Allows the intermingling of single family homes and businesses. It was designed to save a dying residential neighborhood by allowing offices to take over homes. It worked!
• ROA is part of the residential section of the zoning code (47.5).
• ROA severely restricts business uses, which ensures compatibility with neighboring homes. Offices, churches, schools, public buildings and gardens are allowed — that’s it! NO retail! NO service businesses. NO trade schools.
• ROA requires any new office building to “substantially resemble” a house!
• ROA limits new buildings to two stories.
• ROA limits offices to a single 2x5-foot wall sign.
• ROA restricts new, two-story offices to 35x35 feet, or the equivalent.
THE BUSINESS IN QUESTION
A law office that’s moving into a small, 1940s-era apartment building at 100 SE 13th St., a corner property. It is owned by Tim and Julie Hager, who are doing a terrific job at fixing up the building. The lighting requirement is being imposed by the city.
This night photo of the subject parking lot shows you just how dark and cozy the neighborhood is.
Click here to get night panoramic photos of the area in PDF format.
Here's the kind of lighting we're worried about. This is a business parking lot next to small apartments
in the 1900 block of SE 4th Avenue. All this light after 8 p.m. for two cars! Plus ... a streetlight!
THE CITY’S POSITION (so far)
A business is a business. The residential aspect of the zoning is to be ignored. Wal-Mart-intensity parking lot lighting is required.
The abutting properties hold single family homes.
Six single-family homes; six small offices.
ACROSS THE STREET
To the north: A 40-foot-wide, park-like median, single family homes, zoned RS-8
To the west: A 20-foot-wide, park-like median, and United Way’s large parking lot, which has no freestanding floodlights.
This neighborhood has been designed to allow offices while emulating a typical residential neighborhood. Therefore, the lighting for this business should emulate that of a typical home as closely as possible — just as any new building must “substantially resemble” a house.
Residential is the higher use. Lighting should conform to that higher use.
One neighbor imagines the type of lighting you would use for a backyard pool. That’s a good thought.
— Prepared by Cal Deal
1317 SE 2nd Ave.
NORTH SIDE OF SE 13 STREET • Panorama Click here
Looking north from the subject property. Single family
homes, a school, a church, small apartment buildings
make up most of what's visible. Click here.
WEST SIDE OF BLOCK AT NIGHT • Panorama Click here
This is SE 1st Avenue just south of the subject property. Dimly lit, mostly single-family homes. Click here.
EAST SIDE OF BLOCK AT NIGHT • Panorama Click here
This is SE 2nd Avenue east of the subject property, which is behind the law office toward the right in the picture. Clearly this is another dimly-lit street. We like it that way! Click here.
NIGHT VIEWS OF PARKINGS LOTS Click here
THE NEIGHBORHOOD from Broward General's Parking Garage CLICK HERE
The affected neighborhood is the area in the foreground, which is between Andrews Avenue and SE 3rd Avenue, just south of Davie Boulevard.
STREET-LEVEL SHOTS Click here
LIGHT POLES Click here
SEE THE NEIGHBORHOOD on GOOGLE STREET VIEW! Click here
1317 SE 2nd Ave.
Fort Lauderdale 33316
As long as the world shall last there will be wrongs,
and if no man objected and no man rebelled,
those wrongs would last forever.
— Clarence Darrow
Always do right. This will gratify some people
and astonish the rest.
— Mark Twain