Ypsilanti planning commission backs new dark-sky zoning language, sends ordinance to city council

The Ypsilanti Planning Commission voted to recommend that City Council adopt a revised dark‑sky compliance amendment to the city zoning ordinance, commissioners said at a meeting that included a staff presentation and internal debate over sign‑lighting hours.

The recommendation follows a staff presentation that compared the existing zoning language with a more detailed draft ordinance, explained potential wildlife, human‑health and energy impacts of excessive exterior lighting, and outlined a timetable for City Council consideration. Planning staff told commissioners the draft rewrites section 122‑609 and adds a focused provision on sign illumination (122‑655d) with definitions, fixture specifications and administrative requirements.

The commission’s action matters because city council approval is required to change the zoning code; if council approves a first reading, staff said, a second reading would follow and a 30‑day protest period would apply before the ordinance takes effect. The planning commission’s recommendation clears the way for those next steps while staff continues to refine technical language.

Planning staff emphasized that the proposal is not a blanket dimming of all lighting. "The present ordinance ultimately fails to meet all principles of responsible outdoor lighting, and improvements were needed across the board," said Josh Burns, planning staff, referring to the five principles from the International Dark‑Sky Association the draft adopts: useful, targeted, low, controlled and warm‑colored lighting. Burns reviewed examples, photometric standards, and a recommended new sign‑illumination subsection that would require time‑based shutoff for many business signs as well as numeric foot‑candle limits at property lines.

Commissioners asked about practical effects and scope. One commissioner sought clarification whether city‑owned street lights would be affected; staff and a city liaison said the city’s maintenance and lighting of public street lights are not regulated through the zoning text amendment and would not be constrained by the private‑property lighting rules in the draft. Commissioners also queried a draft provision that would require many illuminated signs to be turned off between 11 p.m. and 6 a.m. (or one hour after business closing, whichever is later); members noted the clause could create anomalous results for very early‑closing establishments and asked staff to consider the language.

No members of the public spoke during the planning commission public hearing. After discussion, a commissioner moved to recommend that City Council adopt the proposed zoning text amendment (the motion listed specific ordinance sections affected). The motion was supported and passed by roll call; recorded votes during the roll call included Commissioner Jones Chance, Commissioner Dunwoody, Commissioner Davis Jr., Commissioner Hollyfield and Commissioner Marin in favor. The planning commission’s recommendation will be transmitted to City Council with staff’s timeline for first and second readings and a 30‑day protest period if council moves forward.

Staff said it will return to the commission with any clarifying edits and with comparative language from nearby municipalities to inform standards for illuminated electronic message boards (EMBs). Burns told commissioners he plans to draft more precise EMB language and additional design standards to attempt to reduce nuisance concerns while addressing technological advances in displays.

The commission’s action does not immediately change local rules; any change requires City Council approval and the completion of statutory notice and protest periods. Commissioners emphasized they intend to refine the draft’s technical language and sign rules before the ordinance reaches council.