Findings - DR - 2005 - DR-34-03 MOD - Modification To Master Sign Plan For Eagle Promenade Shopping Center
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW TO MODIFY THE MASTER SIGN
PLAN FOR EAGLE TOWNE AND COUNTRY CENTER
(NOW CALLED EAGLE PROMENADE SHOPPING
CENTER) FOR WHITE LEASURE DEVELOPMENT
)
)
)
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-34-03 MOD
The above-entitled design review application came before the Eagle Design Review Board for their action
on February 24, 2005. The Eagle Design Review Board having heard and taken oral and written
testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions
of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
White Leasure Development, represented by Debbie Anderson with Idaho Electric Sign Company,
is requesting design review approval for a modification to the master sign plan for Eagle
Promenade Shopping Center. The site is located on the north side of East State Street between
State Highway 55 and Horseshoe Bend Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February S, 2005.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 13, 2001, the Eagle City Council approved a preliminary plat application and
conditional use application for Eagle Towne and Country Centre (PP-1S-00/CU-1S-00).
On April 24, 2001, the Eagle City Council approved a design review application for the common
area landscaping within Eagle Towne and Country Centre including a building design for WinCo
Foods (DR-6-01).
On February 12, 2002, the Eagle City Council approved a preliminary plat extension time
application for Eagle Towne and Country Centre (PP-1S-00) for one year until March 13,2003.
On February 26, 2002, the Eagle City Council approved a design review extension of time
application for Eagle Towne and Country Centre including the building design for WinCo Foods
(DR-6-01) for one year until April 24, 2003.
On March 11, 2003, the Eagle City Council approved a design review application for The Home
Depot (DR-03-03).
On September 9, 2003, the Eagle City Council approved a design review application for a master
sign plan (DR-34-03).
D. COMPANION APPLICATIONS: None
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E. ZONING DESIGNATION: C-3 (Highway Business District)
F. SIGNAGE:
Si n Data
Re uired
Wall Si n Dimensions
Variable hei ht and width
N/A
Area of Signage
Variable (depending on tenant's
total store fronta e)
10% of tenant's total store
fronta e
Il1umination
Ex osed neon
430-milli am s (maximum)
Sho
in Center Monument Si
Pro osed
Si n Data
Si n Dimensions
15' hi h x 12' 6" wide
15' hi h (maximum)
Area of Si na e
Il1umination
6-gooseneck light fixtures 200-
watt high pressure sodium
6-ground mounted light fixtures
70-watt hi h ressure sodium
Interior-illumination prohibited
Sho
n (State Street)
Si n Data
Re uired
Si n Dimensions
15' hi h x 14' wide
15' hi h (maximum)
Area of Si na e
Il1umination
6-gooseneck light fixtures 200- Interior-illumination prohibited
watt high pressure sodium
6-ground mounted light fixtures
70-watt hi h ressure sodium
uare feet (minimum)
Sho
in Center Monument Si n (Horseshoe Bend Road)
Pro osed Re uired
Si n Data
Si n Dimensions
15' hi h x 14' wide
15' hi h (maximum)
Area of Si na e
Il1umination
6-gooseneck light fixtures 200- Interior-illumination prohibited
watt high pressure sodium
6-ground mounted light fixtures
70-watt hi h ressure sodium
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Si n Data
Pad 13 Monument Si n (Horseshoe Bend Road)
Pro osed
Re uired
Si n Dimensions
Area of Si na e
15' hi h x14' wide
15' hi h (maximum)
Illumination
6-gooseneck light fixtures 200- Interior-illumination prohibited
watt high pressure sodium
6-ground mounted light fixtures
70-watt hi h ressure sodium
Si n Data
Individual Pad Site Monument Si ns (10 total)
Pro osed
Re uired
Si n Dimensions
6' hi h x 6' 6" wide
6' hi h (maximum)
Area of Si na e
Illumination
4-ground mounted light fixtures Interior-illumination prohibited
70-watt hi h ressure sodium
G. AGENCY RESPONSES: None
H. LETTERS FROM THE PUBLIC: None received to date
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: (None)
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
The general theme of the Design Review Overlay District is to encourage the use of American
Northwest and 1870 through 1930 architectural styles and the use of those materials, graphics and
architectural designs set forth in the DR chapter.
Signage for any project shall provide for business identification and minimize clutter and
confusion on and off the site. Signs are to provide effective and necessary business identification
systems adapted to the building design.
.
.
Section 8-2A-8(K)(l)
No signs shall be erected or maintained in any district as established by the Zoning Ordinance
except those signs specifically enumerated in this Chapter. The number and area of signs as
outlined in this Chapter are intended to be maximum standards which do not necessarily
ensure architectural compatibility. Therefore, in addition to the enumerated standards,
consideration shall be given to a sign's relationship to the overall appearance of the subject
property as well as the surrounding community. Compatible design, simplicity and sign
effectiveness are to be used in establishing guidelines for sign approval.
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.
Section 8-2A-8(C)(S)
Sign materials and overall appearance shall compliment with the building architecture and
colors as determined by the Design Review Board.
.
Section 8-2A-8(D)(I)
A "shopping center", as defined in section 8-1-2 of this title shall be allowed one monument
sign per street that it abuts, to identify the shopping center. If the shopping center has a single
address, the address shall be located on the monument sign and shall be a size that is readable
from the street. The height of any such sign, including the base to which it is attached, shall
not exceed fifteen feet (1S'). The surface area of any such sign shall not exceed one hundred
(100) square feet per exposed surface, including any reader board sign or surface.
Any freestanding single tenant building within a shopping center shall be permitted a
monument sign. The height of any such sign, including the base to which it is attached, shall
not exceed six feet (6'). The exposed surface of any such sign shall not exceed thirty (30)
square feet per exposed surface.
A double faced monument sign is permitted.
The minimum distance between any monument sign within a shopping center shall be one
hundred feet (100'). No monument sign shall be any closer than twenty feet (20') from a
monument or other freestanding sign on an adjacent property.
C. DISCUSSION:
.
This application is a modification to the original master sign plan for the Eagle Promenade
Development and is requesting that the height of the monument sign for Pad 13 be increased from
6' (six feet) to fifteen feet (15'). The proposed multi-tenant building meets the definition of a
shopping center per Eagle City Code 8-1-2, if not restricted by an approved master sign plan this
lot could otherwise be permitted a fifteen foot (1S') high monument sign. Staff has concerns about
the definition of "shopping center" and its application to multi tenant buildings (particularly
monument signs) but feels that use of the master sign plan in this case limits the number of 15'
monuments signs for a large development that could otherwise result in a IS' high monument sign
for each multi-tenant pad space. Staff will proceed to amend and clarify this section of the code
for shopping centers and multi-tenant buildings. Further, the proposed third monument sign will
be for the largest multi-tenant building within the development and is more than 100' from any
other monument sign for the development.
The applicant should be required to provide a revised master sign criteria outline. The revised
master sign criteria should be reviewed and approved by staff prior to the City accepting any sign
permits for this site. Staff recommends the following changes to the applicant's document titled
"Master Sign Plan Eagle Towne and Country Centre, February 200S" with strike thru text to be
deleted and underlined text to be added to be in compliance with Eagle City Code.
.
MASTER SIGN PLAN
EAGLE PROMENADE
FEBRUARY 200S
The following rules and regulations are provided in accordance with the lease and approved under
the restrictions and guidelines of the City of Eagle.
SHOPPING CENTER MONUMENT PYLONSIGNS & INDIVIDUAL PAD SITE
MONUMENT SIGNS
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1) All signs are required to be reviewed and approved by the City of Eagle. All signs must
be submitted to the landlord in color and to scale prior to submittal to the City of Eagle under the
Master Sign Plan.
2)
The tenant shall obtain all necessary City and local permits prior to installation.
3) Three shopping center~ monument signs will be permitted with one located on each
street frontage for anchor tenant and center identification. Those shopping center ~ monument
signs are permitted to be 15' in overall height measured from the centerline of the adjacent
roadway with a maximum of 100 square feet in copy area. Other than the tenant panel identifying
Eagle Promenade, all tenant panels are to have a consistent cream colored background. Individual
tenant logos and colors are permitted to be installed on the cream colored background.
4) Each individual pad site will be permitted to have one freestanding monument style sign
not to exceed 6' in overall height measured from the centerline of the adjacent roadway and a
maximum of 30 square feet in copy area. The background color of all individual pad site
monument signs shall be cream colored to match the shopping center monument signs. Individual
tenant logos and colors are permitted to be installed on the cream colored background.
EXCEPTION: Those pad sites that don't have street frontage or that desire to share monument
signs for visibility on the main frontage may increase the size of said monument sign to 8' in
overall height and 50 square feet in shared copy area. A cross section of the berm showing the
monument sign in relation to the adjacent roadway is required to be reviewed and approved by the
developer and the City of Eagle. If pad sites share a monument sign, no individual monument sign
is permitted for the pad site.
EXCEPTION: The multi-tenant building in Eagle Promenade on pad site 13 will be to allow to
display a 15' overall height (with a maximum of 100 square feet in copy area) multi-tenant
monument sign.
5) Each pad site due to the configuration of the property or the nature of the landscaping
design, has no alternative except to place that sign in a berm area may be granted an exception to
the "measured from the centerline of adjacent roadway" restriction in the overall height of the sign.
A cross section of the berm showing the height of the monument sign in relation to the adjacent
roadway is required to be reviewed and approved by the developer and the City of Eagle.
6)
The ~ monument signs will be flood lit from the ground to allow for tenant visibility
and the center name will be halo illuminated. Pad site monument signs will be flood lit.
W ALL SIGNS:
1) All wall signs will be submitted to the landlord for approval prior to submittal to the City
of Eagle under the Master Sign Plan. Submittals will be in duplicate, in color and to scale.
2) Walls signs are permitted to be individual reverse pan channel letters with halo
illumination or open pan channel letters with exposed neon. Non-illuminated letters of individual
design are permitted in addition to the channel letters subject to landlord and City approval. All
signs shall be earth tones
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3) Those businesses with two frontages may have signs on both elevations. This includes
those businesses that have both street and parking lot frontage or two parking lot frontages.
4) All signs in multi tenant buildings will be centered left to right on the elevation over their
lease space and will be installed at a consistent bottom height with signs on the building. All signs
in multi tenant buildings shall be non-internally illuminated as per recently adopted Eagle City
Sign Code and shall be approved by the City of Eagle. Any internally illuminated wall signs
installed prior to this date (2/2/0S) will be considered a leg:al non-conforming use exempt from
cHaage by tHe appro'áBg parties but sHall ultimately be governed by the City of Eagle if any further
modifications are requested or required.
5) All illumiBated aRd non-illuminated wall signs shall be a maximum of 10% of the building
wall elevation. The building wall elevation shall be measured by the width of the tenant lease
space multiplied by a ceiling height of -l4 12'.
6) Directional signs not to exceed 3' in height and 4 square feet are permitted on an
individual basis to be determined by both landlord and the City of Eagle. All directionals will
have solid bases and be constructed of materials that complement the building to which they
belong. All directional signs shall be reviewed and approved by the City of Eagle.
7) Any wall signs installed prior to this date (2/2/0S) will be exempt from the changes herein.
from this day f{)rwar-d.
ACCESSORY SIGNS:
1) Window or door vinyls are permitted to advertise the name of the business and business
hours as may be permitted by Eagle City Code. Permanent window vinyls will be included in
overall square footage and regulated by Eagle City Code.
2)
Banners for special sales and events are permitted and shall comply with Eagle City Code.
.
Staff defers comment regarding design and color of all proposed signs to the Design Review
Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on February 24, 2005, at
which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 7 to 0 to approve DR-34-03 MOD for a design review application to modify the
master sign plan for Eagle Towne and Country Center (now called Eagle Promenade Shopping
Center) for White Leasure Development, with the following staff recommended site specific
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conditions of approval and standard conditions of approval with text shown with strike thru to be
deleted by the Board and text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Each individual building and multi-tenant building proposed within this development shall be required
to submit a design review sign application to be reviewed and approved by the Design Review Board.
2. The floodlights used to illuminate the monument sign shall be screened or located so they do not shine
onto the roadway or onto any nearby property. The light fixtures shall be screened with perimeter
landscaping providing a 12 month screen of sufficient height and density to conceal such fixtures. The
applicant shall be required to provide a revised landscape plan showing the ground mounted light
fixtures are completely screened from view. The revised landscape plan shall be reviewed and
approved by staff prior to the City accepting a sign permit for this site.
3. Provide a revised master sign plan criteria outline showing the following changes to the applicant's
document titled "Master Sign Plan Eagle Towne and Country Centre, February 200S" with strike thru
text to be deleted and underlined text to be added so as to be in compliance with Eagle City Code. The
revised master sign plan criteria shall be reviewed and approved by staff prior to the City accepting any
sign permits for this site.
MASTER SIGN PLAN
EAGLE PROMENADE
FEBRUARY 200S
The following rules and regulations are provided in accordance with the lease and approved under
the restrictions and guidelines of the City of Eagle.
SHOPPING CENTER MONUMENT SIGNS & INDIVIDUAL PAD SITE MONUMENT SIGNS
1) All signs are required to be reviewed and approved by the City of Eagle. All signs must
be submitted to the landlord in color and to scale prior to submittal to the City of Eagle under the
Master Sign Plan.
2) The tenant shall obtain all necessary City and local permits prior to installation.
3) Three shopping center monument signs will be permitted with one located on each street
frontage for anchor tenant and center identification. Those shopping center monument signs are
permitted to be 15' in overall height measured from the centerline of the adjacent roadway with a
maximum of 100 square feet in copy area. Other than the tenant panel identifying Eagle
Promenade, all tenant panels are to have a consistent cream colored background. Individual tenant
logos and colors are permitted to be installed on the cream colored background.
4) Each individual pad site will be permitted to have one freestanding monument style sign
not to exceed 6' in overall height measured from the centerline of the adjacent roadway and a
maximum of 30 square feet in copy area. The background color of all individual pad site
monument signs shall be cream colored to match the shopping center monument signs. Individual
tenant logos and colors are permitted to be installed on the cream colored background.
EXCEPTION: Those pad sites that don't have street frontage or that desire to share monument
signs for visibility on the main frontage may increase the size of said monument sign to 8' in
overall height and 50 square feet in shared copy area. A cross section of the berm showing the
monument sign in relation to the adjacent roadway is required to be reviewed and approved by the
developer and the City of Eagle. If pad sites share a monument sign, no individual monument sign
is permitted for the pad site.
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EXCEPTION: The multi-tenant building in Eagle Promenade on pad site 13 will be to allow to
display a 15' overall height (with a maximum of 100 square feet in copy area) multi-tenant
monument sign.
5) Each pad site due to the configuration of the property or the nature of the landscaping
design, has no alternative except to place that sign in a berm area may be granted an exception to
the "measured from the centerline of adjacent roadway" restriction in the overall height of the sign.
A cross section of the berm showing the height of the monument sign in relation to the adjacent
roadway is required to be reviewed and approved by the developer and the City of Eagle.
6) The monument signs will be flood lit from the ground to allow for tenant visibility and
the center name will be halo illuminated. Pad site monument signs will be flood lit.
WALL SIGNS:
1) All wall signs will be submitted to the landlord for approval prior to submittal to the City
of Eagle under the Master Sign Plan. Submittals will be in duplicate, in color and to scale.
2) Walls signs are permitted to be individual reverse pan channel letters with halo
illumination or open pan channel letters with exposed neon. Non-illuminated letters of individual
design are permitted in addition to the channel letters subject to landlord and City approval. All
signs shall be earth tones
3) Those businesses with two frontages may have signs on both elevations. This includes
those businesses that have both street and parking lot frontage or two parking lot frontages.
4) All signs in multi tenant buildings will be centered left to right on the elevation over their
lease space and will be installed at a consistent bottom height with signs on the building. All signs
in multi tenant buildings shall be either halo illuminated or open pan channel letters with exposed
neon BOB iBt-emally illumiBated as per recently adopted Eagle City Sign Code and shall be
approved by the City of Eagle. Any internally illuminated wall signs installed prior to this date
(2/2/05) will be considered a legal non-conforming use governed by the City of Eagle if any
further modifications are requested or required.
5) All BOB illumiBated wall signs shall be a maximum of 10% of the building wall elevation.
The building wall elevation shall be measured by the width of the tenant lease space multiplied by
a ceiling height of 14" R'.
6) Directional signs not to exceed 3' in height and 4 square feet are permitted on an
individual basis to be determined by both landlord and the City of Eagle. All directionals will
have solid bases and be constructed of materials that complement the building to which they
belong. All directional signs shall be reviewed and approved by the City of Eagle.
7) Any wall signs installed prior to this date (212/0S) will be exempt from the changes herein.
ACCESSORY SIGNS:
1) Window or door vinyls are permitted to advertise the name of the business and business
hours as may be permitted by Eagle City Code. Permanent window vinyls will be included in
overall square footage and regulated by Eagle City Code.
2) Banners for special sales and events are permitted and shall comply with Eagle City Code.
4. Wall signs may not exceed ten percent (10%) of the total surface area of a building face (measured as
indicated within the master sign plan criteria).
5. The three (3) shopping center monument signs and individual pad site monument signs are permitted
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in the locations shown on the attached site plan date stamped by the City on February 8, 200S.
6. No additional monument signage will be allowed unless the City approves a modification to this
master sign plan.
7. A sign permit is required prior to any signs being constructed within this development.
8. The face of all monument signs shall be of a consistent cream background color through out the entire
development.
9. Interior illumination is not permitted for monument signs.
10. The modifications presented on February 24, 2005, are approved by the Desig:n Review Board.
ST ANDARD CONDITIONS OF APPROVAL:
1. A building permit/zoning permit shall be required prior to construction of any sign which is not
attached to a building with an active building permit.
2. Approval shall expire without notice to the applicant on the date of expiration of this Design Review,
as stipulated in Eagle City Code (one year from the Design Review Board approval date).
3. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
4. New plans which incorporate any required changes shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
5. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
6. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
7. Any modification of the approved design review plans must be approved prior to
construction/installation of such changes. Failure to do so may result in the requirement to modify the
project to comply with the approved design review and/or result in the inability to issue a certificate of
completion for this project.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on February 8, 2005.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-34-03 MOD) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design
Review Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
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DATED this 10th day of March 200S.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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