Findings - DR - 2004 - DR-48-03 - Master Sign Plan For Eagle Center Shopping Center/625 E. State Street
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A
MASTER SIGN PLAN FOR EAGLE
SHOPPING CENTER FOR KEN FRIEDMAN
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-48-03
The above-entitled design review application came before the Eagle Design Review Board for their action
on May 13, 2004. 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:
Ken Friedman, represented by Chuck Buckner with Idaho Electric Signs Inc., is requesting design
review approval of a master sign plan for the Eagle Center Shopping Center. The site is located on
the south side of East State Street approximately 1,550-feet east of Eagle Road at 587 - 625 East
State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 7, 2004.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
D. COMPANION APPLICATIONS: DR-23-03 MOD (design review application to modify the exterior
paint colors of the building)
E. ZONING DESIGNATION: CBD (Central Business District)
F. SIGNAGE:
Si n Data
Wall Sign Dimensions
Area of Signage
20-square feet
2' high x 10' wide (per the master sign
Ian criteria)
20-square feet (maximum per the
master si Ian criteria)
2' high x 10' wide
Illumination
None
Interior-illumination rohibited
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Si n Data
Wall Sign Dimensions
Area of Signage
10 V2-square feet
l' 6" high x 7' wide (per the master
si Ian criteria)
10 V2-square feet (maximum per the
master si n Ian criteria)
l' 6" high x 7' wide
Illumination
Existin roof mounted Ii ht fixtures
Interior-illumination rohibited
onument ¡go
Sien Data Proposed Required
Sign Dimensions 16' high x 12' wide 15' high (maximum when measured
from the center line of the adjacent
roadway)
Area of Signage 98-square feet (approximately) 100-square feet (maximum)
Reader Board area = 20-square feet 20-square feet (maximum for reader
board areas)
Illumination Two (2) l00-watt high pressure Interior-illumination prohibited
sodium ground mounted light
fixtures
Eagle Center text - halo illuminated
30-milli amps
Sien Landscapine 600-square feet (approximately) 294-sQuare feet (minimum)
M
S'
G. SIGN MATERIALS:
Building Wall Signs (Eagle Center) = Existing cabinets with new dark blue plexi-glass faces with
white lettering.
Building Wall Signs (Eagle Professional Center) = New 1 V2-inch thick cabinets with dark blue
plexi-glass faces with white lettering.
Monument Sign = Sheet metal background painted rust and flfeweed with a dark blue cabinet
mounted on background. All tenant panels are to use white letters. Stone base to match
wainscoting proposed on building. "Eagle Center" to be dark blue with halo illuminated letters.
H. AGENCY RESPONSES: None
I. 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:
Protect and enhance the small town character of the City by requiring sign age which is creative
and distinctive, compatible with its surroundings, and an integral component of the style and
character of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
.
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PROPOSAL:
.
Eagle City Code Section 8-2A-2(B)
The general theme of the Design Review Overlay District is to specify desirable building and
landscape architectural styles and materials to create a sustainable and pleasing environment
for residents and visitors alike. The architectural designs, materials, and graphics set forth in
this article are complied to create a theme unique to the area called "Eagle Architecture".
Eagle City Code Section 8-2A-6(A)(4)
.
Signage for any project shall provide for business identification and minimize clutter and
confusion on and off the site.
.
Eagle City Code Section 8-2A-6(A)(4)(c)
Signs are to provide effective and necessary business identification systems adapted to the
building design.
.
Eagle City Code Section 8-2A-6(A)(4)(e)
The size, location, design, color, texture, lighting, landscaping, and hours of operations of all
permanent signs and outdoor advertising structures or features to insure that any such
proposals do not detract from the function of, or design of, buildings, structures, surrounding
properties, neighborhoods, or streets.
.
Eagle City Code Section 8-2A-8(B)
HEIGHT OF SIGN: The vertical distance from the grade (measured from the centerline of the
adjacent roadway) to the highest point of a sign or any vertical projection thereof, including its
supporting columns.
.
Eagle City Code Section 8-2A-8(C)(1)
Sign materials and overall appearance shall compliment the building architecture and colors as
determined by the Design Review Board.
.
Eagle City Code Section 8-2A-8(E)
The design review board must find that any illuminated sign permitted under the specific
regulations within this chapter is designed such that brightness levels are controlled to assure a
soft, subtle effective light in accordance with other city regulations intended to create and
maintain the Eagle Architecture theme. Illumination types, styles, and practices not listed
herein shall be prohibited unless otherwise deemed by the Design Review Board and City
Council to be consistent with the Eagle Architecture theme.
.
Eagle City Code Section 8-2A-8(1)(5)
Permanent reader board signs in excess of twenty (20) square feet are prohibited and all
temporary reader board signs are prohibited.
.
Eagle City Code Section 8-2A-8(K)(1)
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
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effectiveness are to be used in establishing guidelines for sign approval.
C. LOT SPLIT PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
The applicant shall submit a Master Sign Application for the commercial center located on Parcel
"A" for review and approval by the Design Review Board, on or before September 1, 2003. As
part of the Master Sign Application, the existing freestanding sign shall be removed and may be
replaced with a monument sign which complies with Eagle City Code. The existing tenant cabinet
signs located on the commercial center buildings are permitted to remain, provided that a graphic
and color plan (with all sign age background colors to be the same) is submitted and approved with
the Master Sign Application.
D. DISCUSSION:
.
.
On August 27, 2002, the Eagle City Council approved a lot split application (LS-2-02) to divide
the retail center (Eagle Center building) from the mobile home park located to the south of the
retail building. It was during the review of the lot split application that the City Council required
the applicant to submit for a master sign plan application. The master sign plan application was to
address the non-conforming monument sign and the cabinet signs located on the face of the
building. The non-conforming monument sign was required to be removed and replaced with a
monument sign that complies with Eagle City Code. The existing cabinet signs are permitted to
remain, provided that a graphic and color plan (with all sign age background colors to be the same)
is submitted and approved with the master sign plan application.
The applicant is proposing to remove the non-conforming monument sign and replace it with a
sixteen foot (16') high monument sign. The height of the new monument sign does not exceed the
fifteen feet (15') which is permitted per code because the height of a monument sign is measured
in relation to the centerline of the adjacent roadway. As indicated on the cross section date
stamped by the City on April 7, 2004, the monument sign is located four feet (4') below the
centerline of East State Street, thus the monument sign is only twelve feet (12') high above the
centerline of East State Street. The new monument sign is proposed to be illuminated by two (2)
one hundred (100) watt high pressure sodium ground mounted light fixtures. The text "Eagle
Center" is proposed to be reverse pan channel letters with halo illumination. A twenty (20) square
foot reader board is proposed to be located near the top of the monument sign. The size of the
reader board complies with Eagle City Code, which permits permanent reader board signs not
exceeding twenty (20) square feet.
There are existing cabinet signs on the face of the Eagle Center multi-tenant retail building. Per
the City Council's approval of the lot split application, the existing cabinet signs may be utilized,
provided that a graphic and color plan (with all signage background colors to be the same) is
submitted and approved with the master sign plan application. The applicant has indicated that the
background color of all the cabinet signs are to be a dark blue and the text is to be white. Within
the master sign plan criteria the applicant has indicated that logo symbols, underlining, boarders,
or other color elements in small amounts would be permitted if approved by the managing entity.
Staff defers comment regarding the addition of any color elements to the Design Review Board.
.
Staff recommends the following changes to the applicant's document titled "MASTER SIGN
PLAN, EAGLE CENTER, April 2004", with strike thru text to be deleted and underlined text to
be added so as to be in compliance with Eagle City Code.
MASTER SIGN PLAN
EAGLE CENTER AND
EAGLE PROFESSIONAL CENTER
April 2004
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This sign program is designed to promote harmony and consistency within Eagle Center (601
to 625 East State Street) and Eagle Professional Center (587 to 597 East State Street) and will
be strictly enforced by Landlord.
1. One monument sign is permitted to identify individual businesses within Eagle
Center together with a ehaHgeaèle reader board which 1:lse shall may be used by
each of the tenants but controlled by the managing entity Lanàlefå.
2. Each individual business within the Eagle Center building shall be permitted one
dark blue plexi-glass sign with white vinyl text sigB inserted in the e1:lffeRtly
existing non-internally illuminated sign cabinets on the upper fascia of the center.
3. Each individual business within the Eagle Professional Center building shall be
permitted one dark blue plexi-glass sign with white vinyl text to be located within
the new four inch (4") deep cabinet signs located within the gable area over each
of the tenant entries.
4. All building wall s1:leh viByl sign~ iRseHs shall have the same dark blue/navy
background with reverse white lettering with all copy in one consistent font
approved by the managing entity Laaàlom. Font to be Century Schoolbook
unless otherwise approved in writing by the managing entity Lanalefå. Pre-
established corporate logos may be included with the above color scheme, and all
signs may use one other accent color in a limited amount subject to prior written
approval of managing entity LaRàlofå. For example tenant may opt to include a
logo symbol, underlining, boarder, or other color elements in small amounts
agreed to in writing by the managing entity LaBdieFEl at Landlord's sole
discretion.
5. Door vinyl signs are permitted h1:lt shall Be ealealateà as a fleftieB ee tke e"erall
sigH. alle'l':aaee and shall comply with Be s1:lBjeet te Eagle City Elf Eagle Çeode.
6. Tenants are responsible for the removal of all signs on the monument sign and on
the building upon vacation the property.
7. Each tenant is required to submit to the managing entity of these multi-tenant
buildings (Eagle Center and Eagle Professional Center) to obtain written approval
of any building wall signs. Written approval from the managing entity shall
accompany any design review sign application submitted to the City for review.
TeRaat shall S1:lBaHt to tÐe Laadlom for af)flreval OBe eoflY of the f)ref)esea
sigaage to seale fJrier tø iBstallatioB aRa fleræ.it:t:eà ,...ith the City of Eagle.
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 May 13, 2004, 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 6 to 0 (Bowen absent) to approve DR-48-03 for a design review application for a
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master sign plan for Eagle Center Shopping Center for Ken Friedman, with the following staff
recommended site specific 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 APPROV AL:
1. All signs shall comply with the master sign plan criteria for the two multi-tenant retail buildings (Eagle
Center and Eagle Professional Center) as modified herein.
2. The following document titled "MASTER SIGN PLAN EAGLE CENTER AND EAGLE
PROFESSIONAL CENTER, April 2004", shall be the master sign plan criteria for the two multi-
tenant retail buildings.
MASTER SIGN PLAN
EAGLE CENTER AND
EAGLE PROFESSIONAL CENTER
April 2004
This sign program is designed to promote harmony and consistency within Eagle Center (601
to 625 East State Street) and Eagle Professional Center (587 to 597 East State Street) and will
be strictly enforced by Landlord.
1. One monument sign is permitted to identify individual businesses within Eagle
Center together with a reader board which may be used by each of the tenants but
controlled by the managing entity
2. Each individual business within the Eagle Center building shall be permitted one
dark blue plexi-glass sign with white vinyl text inserted in the existing non-
internally illuminated sign cabinets on the upper fascia of the center.
3. Each individual business within the Eagle Professional Center building shall be
permitted one dark blue plexi-glass sign with white vinyl text to be located within
the new four inch (4") deep cabinet signs located within the gable area over each
of the tenant entries.
4. All building wall signs shall have the same dark blue/navy background with
reverse white lettering with all copy in one consistent font approved by the
managing entity. Font to be Century Schoolbook unless otherwise approved in
writing by the managing entity. Pre-established corporate logos may be included
with the above color scheme, and all signs may use one other accent color in a
limited amount subject to prior written approval of managing entity. For example
tenant may opt to include a logo symbol, underlining, boarder, or other color
elements in small amounts agreed to in writing by the managing entity at
Landlord's sole discretion.
5. Door vinyl signs are permitted and shall comply with Eagle City Code.
6. Tenants are responsible for the removal of all signs on the monument sign and on
the building upon vacation the property.
7. Each tenant is required to submit to the managing entity of these multi-tenant
buildings (Eagle Center and Eagle Professional Center) to obtain written approval
of any building wall signs. Written approval from the managing entity shall
accompany any design review sign application submitted to the City for review.
3. All existing building wall signs shall be removed and replaced with a sign that complies with the
master sign plan for the Eagle Center and Eagle Professional Center within one (1) year six (~) æÐRths
of the approval of this master sign plan application. After one (1) year nNo additional sign permïts
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will be issued until all building wall signs comply with the approved master sign plan criteria.
4. The landscaping around the base of the Eagle Professional Center monument sign, as indicated on the
landscape plan date stamped by the City on December 10, 2003, shall be installed within two (2)
months of the approval of this application.
5. 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 concealed or screened with
perimeter landscaping providing a 12 month screen of sufficient height and density to conceal such
fixtures.
6. A sign permit is required for all proposed signs on the multi-tenant retail building or the monument
sign prior to a sign being constructed on this site.
7. Interior illumination is not permitted for monument signs.
8. The blue color proposed on the monument sign and building wall signs shall match the blue color
approved with DR-32-03 MOD (change of exterior building colors). A blue color with the same or
similar tone as NewbuTVPort Blue or Van Deusen Blue by Benjamin Moore Paints shall be reviewed
and approved by staff prior to the City issuing a zoning certificate for this site.
9. The new sixteen foot (16') high monument sign and landscaping proposed for the Eagle Center, as
indicated on the elevation and landscaping plans date stamped by the City on April 7. 2004 and
December 10, 2003, respectively, shall be completed within one (1) year of the approval of this
application. The construction of the monument sign and installation of the landscaping shall be
completed simultaneously with no longer than one (1 ) months time elapsing between the completion of
the monument sign and the required landscaping.
STANDARD CONDITIONS OF APPROV AL:
1. A buDding permit/zoning permit shall be required prior to construction of any sign which is not
attached to a buDding 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
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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 April 7, 2004.
20 The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-48-03) 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.
DATED this 27th day of May 2004.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
A~¡;¡ f2
Eric R. McCullough, Chaffman
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