G11-90Ordinance No. GI 1 -90
AN ORDINANCE
CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY
AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(Woodbridge North)
WHEREAS, the territory herein described has been annexed to the City of Elgin;
WHEREAS, written application has been made to classify said territory in the R -2
Single Family Residence District, R -4 General Residence District, and B -3 Service
Business District, and for a special use for a planned unit development; and
WHEREAS, after due notice in the manner provided by law the Land Use
Committee conducted a public hearing concerning said application and has submitted its
written findings and recommendation; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings
and recommendations of the Land Use Committee and concurs in its recommendation.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section I. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map"
of the Elgin Municipal Code, 1976, as amended, be and the some is hereby further
amended by adding thereto the following paragraph:
"The boundaries hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by including in the R -2 Single Family
Residence District, the following described property:
That part of the West Half of the Southwest Quarter of Section 21,
Township 41 North, Range 8, East of the Third Principal Meridian, lying
westerly of the centerline of Randall Road, and described as follows:
Beginning at the Northwest corner of the Southwest Quarter of said Sec-
tion 21; thence North 880 09' 45" East along the North line of said South-
west Quarter of Section 21, a distance of 530.70 feet to the present center-
line of County Highway Route 34, Randall Road, (F.A.S. Rte. I I10) as
shown on plat of dedication recorded as Document No. 830326; thence
southerly along said centerline of Randall Road, the following four (4)
curves, courses, and distances: (1) southeasterly along an arc of a circle,
convex to the Southwest, having a radius of 1562.70 feet, the chord thereof
having a bearing of South 220 19' 58" East and a length of 445.25 feet, an
arc- distance of 446.77 feet to a point of Tangency; thence (2) South 300 31'
23" East, 831.64 feet to a point of curvature; thence (3) southeasterly along
an arc of a circle, convex to the Northeast, having a radius of 1562.72 feet,
the chord thereof having a bearing of South 160 1 P 38" East and a length of
773.52 feet, an arc - distance of 781.65 feet to a point of Tangency; thence
(4) South 10 51' 53" East, 728.94 feet to a point on the South line of the
Southwest Quarter of Section 21, aforesaid; thence South 880 31' 36" West
along said South line, a distance of 1318.57 feet to the Southwest corner of
the Southwest Quarter of said Section 21; thence North 00 56' 54" West
along the West line of said Southwest Quarter of Section 21, a distance of
2616.87 feet to the place of beginning, in Kane County, Illinois."
Section 2. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map"
of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
"The boundaries hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by including in the R-4 General
Residence District, the following described property:
Those parts of the West Half of the Southwest Quarter and the South-
east Quarter of the Southwest Quarter of Section 21, together with that
part of the East Half of the Northwest Quarter of Section 28, both in
Township 41 North, Range 8, East of the Third Principal Meridian,
described as follows: Commencing at the Northwest corner of the South-
west Quarter of said Section 21; thence North 880 09' 45" East along the
North line of said Southwest Quarter of Section 21, a distance of 530.70
feet to the present centerline of county highway Route 34, Randall Road,
(F.A.S. Rte. I 1 10) as shown on plat of dedication recorded as Document No.
830326 and the place of beginning; thence southerly along said centerline of
Randall Road, the following four (4) curves, courses, and distances: (1)
southeasterly along an are of a circle, convex to the Southwest, having a
radius of 1562.70 feet, the chord thereof having a bearing of South 220 19'
58" East and a length of 445.25 feet, an arc - distance of 446.77 feet to a
point of tangency; thence (2) South 300 31' 23" East, 831.64 feet to a point
of curvature; thence (3) southeasterly along an arc of a circle, convex to
the Northeast, having a radius of 1562.72 feet, the chord thereof having a
bearing of South 169 38" East and a length of 773.52 feet, an arc -
distance of 781.65 feet to a point of tangency; thence (4) South 10 51' 53"
East, 563.93 feet to a point which is 165.00 feet North 10 51' 53" West of
the point of intersection of said centerline of Randall Road with the South
line of the Southwest Quarter of Section 21, aforesaid; thence North 880
31' 36" East, a distance of 173.96 feet to a point of curvature; thence
southeasterly along an arc of a circle, convex to the Northeast, having a
radius of 700.00 feet, the chord thereof having a bearing of South 630 34'
04" East and a length of 655.22 feet, an arc - distance of 681.86 feet to a
point of tangency; thence South 350 39' 45" East, a distance of 158.66 feet
to a point of curvature; thence Southeasterly along an arc of a circle,
convex to the Southwest, having a radius of 350.00 feet, the chord thereof
having a bearing of South 430 13' 28" East and a length of 92.12 feet, an
arc - distance of 92.39 feet; thence South 10 51' 53" East parallel with the
centerline of Randall Road, aforesaid, a distance of 2327.04 feet to a point
on the South line of the Northwest Quarter of Section 28, aforesaid; thence
North 880 02' 05" East along said South line, a distance of 426.39 feet to
the Southeast corner of the Northwest Quarter of Section 28; thence North
10 40' 29" West along the East line of the Northwest Quarter of said Sec-
tion 28, a distance of 2664.96 feet to the Northeast corner of said North-
west Quarter of said Section 28, said point being also the Southeast corner
of the Southwest Quarter of Section 21, aforesaid; thence North 00 53' 20"
West along the East line of said Southwest Quarter of Section 21, a
distance of 1316.89 feet to the Northeast corner of the Southeast Quarter
of the Southwest Quarter of said Section 21; thence South 880 20' 41" West
along the North line of said Southeast Quarter of the Southwest Quarter of
Section 21, a distance of 1327.65 feet to the Southeast corner of the
Northwest Quarter of the Southwest Quarter of said Section 21; thence
North 00 55' 07" West along the East line of the West Half of the Southwest
Quarter of said Section 21, a distance of 1312.66 feet to the Northeast
corner of the West Half of the Southwest Quarter of said Section 21;
thence South 880 09' 45" West along the North line of the Southwest
Quarter of said Section 21, a distance of 797.69 feet to the place of
beginning, in Kane County, Illinois."
Section 3. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map"
of the Elgin Municipal Code, 1976, as amended, be and the some is hereby further
amended by adding thereto the following paragraph:
"The boundaries hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by including in the B -3 Service Business
District, the following described property:
Those parts of the West Half of the Southwest Quarter and the South-
east Quarter of the Southwest Quarter of Section 21, together with that
part of the East Half of the Northwest Quarter of Section 28, both in
Township 41 North, Range 8, East of the Third Principal Meridian,
described as follows: Beginning at the Southwest corner of the East Half of
the Northwest Quarter of Section 28, aforesaid; thence North 10 42' 03"
West along the West line of the East Half of the Northwest Quarter of said
Section 28, a distance of 2676.35 feet to a point on the South line of the
Southwest Quarter of Section 21, aforesaid; thence South 880 31' 36" West
along said South line, a distance of 8.35 feet to a point on the present
centerline of county highway Route 34, Randall Road, (F.A.S. Rte. 1 110) as
shown on plat of dedication recorded as Document No. 830326; thence
North 10 51' 53" West along said centerline, a distance of 165.00 feet;
thence North 880 31' 36" East, a distance of 173.96 feet to a point of
curvature; thence southeasterly along an arc of a circle, convex to the
Northeast, having a radius of 700.00 feet, the chord thereof having a
bearing of South 630 34' 04" East and a length of 655.22 feet, an arc -
distance of 681.86 feet to a point of tangency; thence South 350 39' 45"
East, a distance of 158.66 feet to a point of curvature; thence south-
easterly along an arc of a circle, convex to the Southwest, having a radius
of 350.00 feet, the chord thereof having a bearing of South 430 13' 28" East
and a length of 92.12 feet, an arc - distance of 92.39 feet; thence South 10
51' 53" East parallel with the centerline of Randall Road, aforesaid, a
distance of 2327.04 feet to a point on the South line of the Northwest
Quarter of Section 28, aforesaid; thence South 880 02' 05" West along said
South line, a distance of 899.32 feet to the place of beginning, in Kane
County, Illinois."
Section 4. That the City Council of the City of Elgin hereby adopts the findings
of fact made by the Land Use Committee granting a special use for a planned unit
development, a copy of which is attached hereto as Exhibit A and incorporated herein by
reference, subject to the following conditions:
I. Compliance with terms and conditions of the revised annexation
agreement.
2. Substantial conformance with the revised site plan.
3. Compliance with the school site contribution requirement of the
subdivision ordinance prior to final plat approval. Payment may be made
on a per acre basis for the area contained within each final plat.
4. Compliance with the park site contribution requirement of the
subdivision ordinance prior to final plat approval. Park land or park site
cash contribution based upon Parks Department recommendation. Payment
may be made on a per acre basis for the area contained within each final
plat.
5. Payment of developers contribution for water system improve-
ments. Payment due prior to final plat approval. Payment to be made on a
per acre basis for the area contained within each final plat.
6. Dedication of a 250' x 250' water tower site prior to final plat
approval.
7. Dedication of land to create a 50 foot right of way from the
centerline of Bowes Road.
8. Dedication of land at the intersection of Bowes Road and Randall
Road for future intersection improvements, if required by the Kane County
Highway Department,
9. Developer contribution for future improvements to Bowes Road
consistent with city policy regarding contributions for roadway improve-
ments. Payment may be phased over a three year period, the first payment
due prior to final plat approval.
10. Obtain approval of proposed emergency access from Randall
Road to the single family residences west of Randall Road from the Kane
County Highway Department,
11. Compliance with lighting and sign standards, a copy of which is
attached as Exhibit B, for the proposed commercial area.
12. Compliance with all other applicable codes and ordinances.
Section 5. That the special use granted herein shall expire if not established
within one year from the date of passage of this ordinance.
Section 6. That this ordinance shall be in full force and effect from and after its
passage and approval in the manner provided by law and shall be published in pamphlet
form by authority of the City Council.
s/ George VanDeVoorde
George VanDeVoorde, Mayor
Presented: February 14, 1990
Passed: February 14, 1990
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
M
II
III
11
III
October 16, 1989
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
Consideration of Petition 78 -89 Requesting Annexation; R -2
Single Family Residence District, R -4 General Residence
District, and B -3 Service Business District Zonings;
Special Use Approval for a Planned Unit Development; and
Preliminary Plat Approval; property located on the East
and West Sides of Randall Road, North of Bowes Road, by
Zale 721, Incorporated, as Applicant, and Paul Rasmussen,
Paul Rasmussen Jr., Marjorie Rasmussen Topal, Linda
Rasmussen, Doris McClay, and John Rasmussen, as Owners.
A petition has been filed by Ze
annexation and R -2 Single Family
Unit Development, R -4 General
Unit Development, B -3 Service
Unit Development, and prelimi
subject property is located on F
Road and south of Otter Creek.
Is 721, Inc.
Residence Di
Residence Di
Business Di
nary plat
andall Road
The petitioner proposes to develop
with 168 single family residences,
apartment units and commercial
development encompasses 189 acres
development site totaling 55.4 acres.
that
strict
strict
strict
approv
north
requests
Planned
Planned
Planned
al. The
of Bowes
the subject property
360 townhomes, 140
uses. The proposed
with the commercial
After due notice, as required by law, the Land Use
Committee held three public hearings to consider the
proposed annexation, R -2 zoning, R -4 zoning, B -3 zoning,
special use approval for a planned unit development (PUD)
and preliminary plat on September 5, 1989, September 18,
1989 and October 2, 1989. The petitioner appeared at the
hearings and presented documentary evidence. Objectors
appeared at the hearings and written objection has been
filed.
A majority of the Land Use Committee has made the following
findings with respect to Petition 78 -89:
-Page 1-
Exhibit A
A. Site Characteristics: The subject property is composed
of regularly shaped parcels containing approximately
'./ 189 acres on the east and west sides of Randall Road.
Elevations range from 801' to 837' on the east side of
Randall Road and from 796' to 810' on the west side of
l Randall Road for a maximum relief of 36 feet on the
east side of Randall Road and 14 feet on the west side
of Randall Road.
H. Sewer and Water: Stormwater is proposed to be detained
and retained on site. For the portion of the
stormwater detained on site, the detained water would
be released at a controlled rate through the proposed
stormwater sewer system.
Sanitary sewer will be available through the extension
of the proposed Bowes Road interceptor sanitary sewer
line.
Optimal water pressures and volumes to the service area
including the subject property will require the
construction of an elevated water storage tower in the
vicinity of the Howes Road /Randall Road intersection.
At this time, the construction of such a water facility
is not an element of the 1990/1991 Integrated Capital
Budget (ICB) process. Adequate, interim water service
can be provided to the subject property.
Water service will be available through the extension
of the existing 16 inch watermain in College Green and
the construction of an overhead water tower on the
proposed commercial site. The water tower site will be
dedicated to the city by the developer and the
developer will be credited for the value of the site as
part of the developer's contribution to the water
distribution system.
C. Traffic and Parking: The proposed development features
direct access to Bowes Road and Randall Road, as well
as, access through College Green Subdivision and the
Glens of College Green Subdivision. Traffic generated
by the proposed development will be dispersed through
this road network.
Randall Road functi
road serving the fa
Road has a design
vehicles per day.
7,100 vehicles pe
County as a region
County to Aurora.
widened to four 1
ons as a major north -south arterial
r west side of the city. Randall
capacity of approximately 15,000
Randall Road carries approximately
r day. Randall Road serves Rana
al arterial extending from McHenry
Randall Road is planned to be
anes, with a design capacity of
-Page 2-
� � J
/ approximately 25,000 vehicles per day.
Bowes Road is an east -west arterial road extending from
/// McLean Boulevard west past Randall Road. Bowes Road
has a design capacity of approximately 120000 vehicles
per day. No traffic counts are available. Bowes Road
is proposed to be widened to four lanes between McLean
Boulevard and Randall Road with a design capacity of
approximately 20,000 vehicles per day.
college
Green
Drive is
proposed to be
extended across
Randall
Road
from its
present terminus
to
College Green
Subdivision.
College
Green Drive
is
designed to
function
as a
collector
street. College
Green Drive
has a design
capacity
of approximately
12,000
vehicles
per day.
No
traffic counts
are available.
Access through the Glens of College Green Subdivision
is over a street system designed to function as local
streets. These streets will have a design capacity of
approximately 8,000 vehicles per day. Construction has
not started in the Glens of College Green Subdivision.
The proposed development can be expected to generate
24,108 additional vehicle trips per day. The single
family homes could generate approximately 1,680 vehicle
trips per day (168 X 10). The townhomes could generate
approximately 1,872 vehicle trips per day (360 X 5.2).
The apartments could generate approximately 726 vehicle
trips per day (110 X 6.6). The commercial area could
generate 19,830 vehicles per day (398,850 / 1,000 = 399
X 49.7). The preceding figure for the commercial area
is based only on the square footage contained on the
preliminary plat and does not include the square
footage of the seven out buildings (the buildings
located fronting on Randall Road).
The off - street parking ordinance requires two
off- street parking spaces per residential unit. The
developer is proposing 2.18 parking spaces per dwelling
unit in the rental multi- family area and 4.3 parking
spaces per dwelling unit in the for sale multi - family
area for a combined average of 3.24 parking spaces per
dwelling unit. (Reference Preliminary Plat dated
9/27/89, Exhibit C and Summary of Preliminary Plat
Changes, Exhibit E). It has been city policy to
require 2.5 parking spaces per residential unit in
P.U.D.'s. Required parking for the commercial sites
will be dependent upon the proposed mix of uses, and
subject to administrative review and approval prior to
development.
-Page 3-
I
C
Sources: City of Elgin, Engineering Division.
Design Manual, State of Illinois, 1984 Edition.
Trip Generation Manual, ITE, Third Edition.
E.M.C. 19.44 Off- Street Parking.
D. Zoning History: The subject property is zoned Kane
County F- Farming District.
E. Zoning Status: The subject property is of adequate
size and shape to be developed in accordance with the
Elgin zoning and subdivision regulations.
F. Surrounding Land Use and Zoning: The area located to
the north of the subject property is zoned Kane County
F- Farming District. The area is used for farming (west
side of Randall Road) and as open space and farming
(east side of Randall Road).
The area located to the east of the subject property is
zoned R -2 Single Family Residence District and R -4
General Residence District. The area is developed with
the Spartan Meadows golf course and is being developed
with townhomes and single family homes (College Green
and Glens of College Green).
The area located to the south of Bowes Road is zoned
R -2 Single Family District. The area located on the
west side of Randall Road and south of the subject
property is zoned Kane County F- Farming District. Both
of these areas south of the subject property are
primarily utilized for farming at present.
The area located west of the subject property is zoned
Kane County F- Farming District and is utilized
primarily for agricultural purposes. Additionally, on
the west side of Randall Road is a church, a residence
and a veterinary clinic.
G. Trend of Development: The
property is planned for or
with residential land uses.
Street and Weld Road is a
proposed for development i
property is located on the
Elgin corporate limits.
H. Comprehensive Plan: The
"urban residential" with
land use designation at
Randall Roads.
I. P.U.D. Departure: Some
area surrounding the subject
under development primarily
To the north between South
commercially zoned parcel
n the future. The subject
southwestern edge of the
subject property is designated
an "Area Center" commercial
the intersection of Bowes and
of the requested departures
-Page 4-
from city ordinances include:
1.
Right -of -way
be provided within
centerline
curve
radii for
a
(Zoning ordinance
cul -de -sac
of
125 feet (required
front yard in R -4
= 200 feet).
areas and
2.
Carriage
walks
(curb line sidewalk)
right -of -way.)
on one side
of
More than
cul -de -sac
streets
(policy
= sidewalks
and tree
(Zoning ordinance
bank on both
provides for
sides of street).
building per lot in a
residence
3.
Deletion
of
sidewalks
around
terminus
of
special uses
cul -de -sacs
and
motor courts
(policy
= provision
of
departures
sidewalks
and
tree bank around
cul
-de- sacs).
A revised fiscal
1989 for the
4.
Parking to
be provided within
right -of -way and
front yard
setback in driveways.
(Zoning ordinance
prohibits
parking in the required
front yard in R -4
areas and
does not provide
for required off - street
parking within
right -of -way.)
5.
More than
one principal building
on a parcel of
property or
lot in the R -4 area.
(Zoning ordinance
provides for
one principal
building per lot in a
residence
district.)
6.
Permit one
(Recreational
recreational building
buildings and
in the R -4 area.
community centers are
special uses
in residence district.)
The
developer
has provided a
listing of requested
departures
from
city ordinances.
T. Fiscal
September
Impact:
27,
A revised fiscal
1989 for the
impact study dated
proposed planned unit
development
has
been submitted.
K. Suitability of Present Zoning: In view of the
surrounding land use and zoning, the trend of
development in the area, and the goals, objectives and
policies of the Comprehensive Plan, the current Kane
County F- Farming District zoning is unsuitable, and the
subject property should be annexed, zoned R -2, R -4 and
B -3 P.U.D., and subdivided in substantial conformance
with the preliminary plat, dated September 27, 1989.
L. P.U.D. Standards: The committee has found the proposed
P.U.D. to be in substantial conformance with the P.U.D.
standards.
M. Conditions for Approval: The Land Use
the opinion that approval of Petition
subject to the following conditions:
-Page 5-
Committee is of
78 -89 should be
s•
2.
3.
4
5
the annexation a Bement pursuant to
Engineering
Revisions to the Legal Departmentp Services and
comments from of Inspection
DIVI Sion, Bureau
Planning Department.
Compliance with terms and conditions of the revised
annexation agreement. P.U.D. site ursuant to the
lan p
Inspections, eering Division.
the Engin
Revisions to the Department.
Bureau Of
the Wateer r
Department and the Planning
Substantial conformance with the revised site plan.
Provision of a wetlands assessment study•
ontribution
6, Compliance
requirement
final plat
acre basis
Plat.
With the school site c prior to
of the s within each final
ubdivision ordinance
on a per
approval, Payment may be
for the area contained
7. Compliance w
requirement of the subdivision °o spark site cash
final Plat approval. b Park land parks Department
based upon Payment per acre
contribution nt nay be Wade on a
recommendation. within each final
basis for the area contained
plat.
water system
due prior Plat
9 payment of developers contribution {o final P
Payment to be Made on a per acre basis
improvements. Payment re
approval.
for the area contained within each final plat.
prior
g. Dedication of a 250' X 250, water tower site P
to final plat approval.
foot right Of way
10. Dedication of land to create a 50
of Bowes
from the centerline Road. of Bowes
11. Dedication of land at intersection
the fu ture intersection
Randall Road for fute Kane County
lmprovem
Road and if required by
liigbway the
De�artment.
for future improvements to
12. Developer contribution ity policy regarding
re payment
Bowes Road improvements
contributions for roadway year period, the first
may be phased over a alp lat approval*
payment due prior to final p
.Page 6-
rrt r nnnv
ith
the
park
site
ncoce ntprior ribution
7. Compliance w
requirement of the subdivision °o spark site cash
final Plat approval. b Park land parks Department
based upon Payment per acre
contribution nt nay be Wade on a
recommendation. within each final
basis for the area contained
plat.
water system
due prior Plat
9 payment of developers contribution {o final P
Payment to be Made on a per acre basis
improvements. Payment re
approval.
for the area contained within each final plat.
prior
g. Dedication of a 250' X 250, water tower site P
to final plat approval.
foot right Of way
10. Dedication of land to create a 50
of Bowes
from the centerline Road. of Bowes
11. Dedication of land at intersection
the fu ture intersection
Randall Road for fute Kane County
lmprovem
Road and if required by
liigbway the
De�artment.
for future improvements to
12. Developer contribution ity policy regarding
re payment
Bowes Road improvements
contributions for roadway year period, the first
may be phased over a alp lat approval*
payment due prior to final p
.Page 6-
rrt r nnnv
wC'
13. Obtain approval of proposed emergency access from
Randall Road to the single family residences west
of Randall Road from the Kane County Highway
Department.
14. Compliance with lighting and sign standards
(Exhibit F) for the proposed commercial area.
15. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 78 -89,
subject to the conditions for approval, the vote was five
(5) yes and two (2) no.
Therefore the Land Use Committee recommends approval of
Petition 78 -89.
Robert W. Siljestrom, Chairman
Land Use Committee
Planning and Land Use Commission
Thomas J. Armstrong, Secretary
Land Use-Committee
Planning and Land Use Commission
-Page 7-
Definitions:
Candlepower: the amount of light that will illuminate a
surface one (1) foot distant from a light source to an
intensity of one (1) £ootcandle. Maximum (peak) candlepower is
the largest amount of candlepower emitted by any lamp, light
source, or luminaire.
Cutoff: the point at which all light rays emitted by a lamp,
light source, or luminaire are completely eliminated (cutoff)
at a specific angle above the ground.
Cutoff -Type
shields, refl
off the light
degrees. All
that the cuto
property line
Luminaire: a
ectors, or r
at a cutoff
cutoff fixtu
f line is
of the propos
lum
efra
ang
res
at
ed c
ina
cto
le
sha
lea
omm
ire with e
r panels whi
that is less
11 be design
s ten (10
ercial devel
lements such as
ch direct and cut
than ninety (90)
ed and located sc
) feet within the
opment.
Footcandle: a unit of illumination produced on a surface, all
points of which are one (1) foot from a uniform point source of
one (1) candle.
Luminaire:
PROPOSED STANDARDS FOR LIGHTING
AND SIGNS
lighting
WOODBRIDGE
NORTH COMMERCIAL
AREA
of a
Proposed Commercial
Lighting
Standards
Type of Luminaire
Maximum Permitted
electrical,
Maximum Height
and
Illumination
of Luminaire
No Cutoff
0.30 Foot
Candles
12 feet
Cutoff
3.00 Foot
Candles
40 feet
Definitions:
Candlepower: the amount of light that will illuminate a
surface one (1) foot distant from a light source to an
intensity of one (1) £ootcandle. Maximum (peak) candlepower is
the largest amount of candlepower emitted by any lamp, light
source, or luminaire.
Cutoff: the point at which all light rays emitted by a lamp,
light source, or luminaire are completely eliminated (cutoff)
at a specific angle above the ground.
Cutoff -Type
shields, refl
off the light
degrees. All
that the cuto
property line
Luminaire: a
ectors, or r
at a cutoff
cutoff fixtu
f line is
of the propos
lum
efra
ang
res
at
ed c
ina
cto
le
sha
lea
omm
ire with e
r panels whi
that is less
11 be design
s ten (10
ercial devel
lements such as
ch direct and cut
than ninety (90)
ed and located sc
) feet within the
opment.
Footcandle: a unit of illumination produced on a surface, all
points of which are one (1) foot from a uniform point source of
one (1) candle.
Luminaire:
a completer
lighting
unit
consisting
of a
light
source and all
necessary
mechanical,
electrical,
and
decorative
parts.
Maximum permitted
illumination:
the
maximum illumination
measured in
£ootcandles
at the
interior
bufferyard
line
at
ground level.
Source: Performance Zoning, Lane Rendig
Exhibit B
Proposed Commercial Sign Standards
Freestanding Signs
One (1) monument sign per street frontage to be constructed
with like materials and to be architecturally compatible with
the shopping center; maximum of 20 feet in height and 100
square feet in surface area; sign to advertise name of shopping
center and may include list of major anchor stores; sign may be
illuminated internally or with shielded spotlights.
Flushmounted Signs
Principal Building (attached stores): Attached stores located
in the principal building shall be allowed a maximum of one (1)
flushmounted sign, except that stores occupying end tenant
spaces in the principal shopping center building shall be
allowed one (1) flushmounted sign per street frontage. The
sign area for major anchor tenants (50,000 square feet of floor
area or more) shall be allowed a sign area not to exceed three
(3) times the width of the store front or 480 squ.are feet of
surface area, whichever is less. Minor tenants (less than
50,000 square feet in floor area) shall be allowed a sign area
not to exceed three (3) times the width of the store front or
120 square feet in surface area, whichever is less. Lettering
of all signs shall be of a uniform style and a maximum of two
(2) feet in height.
Freestanding /Outlot Buildings: One (1) sign shall be allowed
per building side (maximum of four); the sign area shall not
exceed three (3) times the width of the building side or 120
square feet in surface area, whichever is less. One ground
sign not to exceed six (6) feet in height and 50 square feet in
surface area will be allowed. The surface area of the allowed
ground sign will be subtracted from the maximum allowable
surface area for flushmounted signs.