Findings - DR - 2006 - DR-122-06 - Master Sign Plan For A Muti-Tenant Retail/Restaurant Building/1117 E Winding Creek Dr
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A MASTER
SIGN PLAN FOR A MULTI-TENANT RETAIL!
RESTAURANT BUILDING FOR RETAIL
DEVELOPMENT NA, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-I22-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 14, 2006. 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:
Retail Development NA, LLC, represented by Joe Thompson with BRS Architects. is requesting
design review approval of a master sign plan for a multi-tenant retail/restaurant building. The site
is located on the southeast comer of Hill Road and East Winding Creek Drive within Winding
Creek East (Lot 1, Block 1) at 1117 East Winding Creek Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November I, 2006.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 11,2005, the Eagle City Council approved preliminary plan and final plat application
for Winding Creek East Subdivision (formerly Hillcreek Business Park (PP/FP-03-04 )).
On February 8, 2005, the Eagle City Council approved a design review application for the
common area landscaping within Winding Creek East Subdivision (formerly Hillcreek Business
Park (DR-131-04)).
D. COMPANION APPLICATIONS: DR-121-06 (design review application for the building)
E. ZONING DESIGNATION: C-2 (General Business District)
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F. SIGN AGE:
uture enant Ul mg a 19ns
Sign Data Proposed Required
Wall Sign Dimensions Sign Type A - 2' -4" high x 16' -0" wide As limited within this application
Sign Type B-2' -0" high x 7' -0" wide
Sign Type C - 2'-6" high x 12'-4" wide
Area of Signage Sign Type A - 38-square feet I/O-square feet (maximum on
Sign Type B - 14-square feet the south elevation - to be
divided between all tenants)
Sign Type C - 3 I-square feet IIO-square feet (maximum on
the south elevation- to be
divided between all tenants)
Illumination Existing recessed can lights in the sofits Interior-illumination prohibited
F
T
B'ld' W liS'
Monument Si n
Si n Data
Pro osed
Re uired
Sign Dimensions
8' - 11" high x 8' wide
6-feet high
located within
buildin )
(maximum when
forty feet (40') of a
Area of Signage
20-square feet (approximately), individual
tenant signs and building sign
67-square feet (a
None
30-square feet (maximum when
located within forty-feet (40') of a
building)
Illumination
Interior-illumination rohibited
201-s uare feet (minimum)
G. SIGN MATERIALS:
Future Tenant Building Wall Signs
Letters - 114" thick to 4" thick letters, 2" minimum to and 16" maximum letter height
Finish - Matte/satin finish, not be glossy or highly reflective
Sign background - Yz" minimum to 4" thick
Monument Sign
Materials - brick base, wood frame with stucco finish, and tile roof
Tenant panels - cream color background
Tenant panel letters - not specified in the master sign plan
H. AGENCY RESPONSES: None
1. LETTERS FROM THE PUBLIC: None received to date
ST AFF 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 signage which is creative
and distinctive, compatible with its surroundings, and an integral component of the style and
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character of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
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(C)(l)
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(C)(5)(d)
A freestanding single tenant building, not in a shopping center, shall be permitted to construct,
erect and maintain one monument sign per street that it abuts to identify the business to which
it pertains. The exposed surface of any such sign shall not exceed fifty (50) square feet per
exposed surface except that the exposed surface of any such sign within forty feet (40') of a
building shall not exceed six feet (6') in height and thirty (30) square feet per exposed surface.
. 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(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
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effectiveness are to be used in establishing guidelines for sign approval.
C. DISCUSSION:
· The applicant has shown on the Master Sign Plan Elevations (date stamped by the City on
November L 2006), the specific areas for tenant signage to be located on the multi-tenant
retail/restaurant building. Each individual tenant is required to place their business identification
words or phrases and logo within the approved sign area as permitted within the Master Sign Plan
Criteria for 1117 East Winding Creek Drive.
· The applicant is proposing to construct one monument sign near the southwest corner of the
building. The proposed monument sign is located within eight feet (8') of the building and is
shown to be eight feet eleven inches (8'-11") high by eight feet (8') wide on the elevation plan
date stamped by the City on November 1,2006. Eagle City Code states the exposed surfac~ of any
monument sign located within forty feet (40') of a building shall not exceed six feet (6') in height
and thirty (30) square feet per exposed surface. The applicant should be required to provid~ a
revised elevation plan showing the monument sign not exceeding thirty (30) square feet and the
height of the monument sign not exceeding six feet (6'). The revised elevation plan or the
monument sign should be reviewed and approved by the Design Review Board prior to th~
issuance of a sign permit.
· Staff recommends the following changes to the applicant's document titled "Master Sign Plan
Criteria for 1117 East Winding Creek Drive". Master Sign Plan Criteria with strike thru text to be
deleted and underlined text to be added so as to be in compliance with the City of Eagle Code.
Master Sign Plan Criteria
for 1117 East Winding Creek Drive
The following rules and regulations are provided in accordance with the Winding Creek managing
entity and approved under the restrictions and guidelines of the City of Eagle. Summary or signs
(maximum) - five (5) wall mounted signs, one (I) suspended building sign, and one (I) monument
sign.
Wall Signs
I. (AHmber/location) A total of four (4) tenant spaces may occupy the building names of the
tel1ant spaces as referenced in Exhibit "A", date stamped bv the Citv on November I. 2006.
Each tenant will have a designated area on the east and the south sides of the building for a
wall mounted sign. Tenant signs shall be located within the designated area shown on Exhibit
"B" plans date stamped bv the City on November I. 2006. The restaurant tenant space may
have a maximum of one (1) building wall sign on the east elevation and one (I) suspended
sign on the south elevation. as located OA eJdlibit "B". Retail "A" tenant space may have a
maximum of one (I) building wall sign on the south elevation. Retail "B" tenant space may
have a maximum of one (I) building wall sign on the east elevation. Retail '"C" tenant space
may have a may have a maximum of two (2) building wall signs, one (I) on the south
elevation and one on the east elevation. i\t AO timB ma) aAY siAgle tel1ant ha\ B lllOm than (2)
penHaneAt sigl1s mOHntBd OR the 8Hildil1g. Temporary sign age, at any location on the
building, may be allowed upon approval of the City of Eagle and the managing entity.
2. (door sigAagB) No other wall signs will be permitted on the building with the exception of
door vinyls that are in compliance with Eagle City Code.
3. (form dimBAsicJRs) Except the tenant signage located at the barrel vaulted canopy on the south
elevation (the suspended sign), all building signage shall be wall mounted. All letters,
symbols, and numbers (herein labeled "forms") shall be individual. Continuous script or
attached letters are prohibited. Forms shall be between 2" and 16" tall and shall be a
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minimum of w:: one inch (I") thick to a maximum of-4'-' three inches (3") thick and shall be
mounted to the "sign background (see #4).
4. (sigH backgrOlJRd) The wall mounted "sign background" located under the covered walkway
on the south elevation (Type A) and the east elevation (Type A) shall be 16' -0" wide by a
FRaJ(imam of 2' -4" high. The wall mounted "sign back ground" located on the east elevation
(Type B), NOT under the covered walkway, shall be 7' -0" wide by 1I mll)(iFRum of 2' -0" high.
The fiRish material be matte/satiR (non glossy) and non retlecti\ e). The depth of the "sign
background" surface shall be a minimum of Vi' thick to a maximum of 4" thick.
5. (optinal illamiRatioR) The wall mouRted letters, s) mbols, aRd RamlJ~rs (h~r~iR lalJ~l~a
"forfHs") ma)' be illamiRated with reverse paR chaRnel letters, so light from the back of the
formes) is diFeet~d lIgaiRst tAe sarface beAiRd tl~e forms(s) to prodace a "halo" lighting effect.
TAe forms '",ill ha\' e a 3" ORe (D to r two (2") space bBAiRS thB1R. ThB light will be
pro\ ided by a 430 milli amp (maxiRlam) WAite ReOR.
6. (stanslIra illumiRation) The wall mounted letters, symbols, and numbers (herein labeled
"forms") will be illuminated by existing lights under the soffits. The forms will have a 3" to
4" space behind them.
7. (material color) The letters, symbols, and numbers (herein labeled "forms") shall be metallic
in color (i.e. gold, silver, titanium, copper, etc.). The surface of the forms shall be matte/satin
finish, not ge glossy or highly reflective. The intent for the finish is an understated (muted
look. The "sign background" surface colors ffieH.W shall be a lighter or darker brown (i.e: tan,
beige, brown, etc.). The finish material of the "sign background" shall be matte/satin (non-
glossy) and non-reflective).
8. (tenant vacation) Upon termination of their lease, the tenant or managing entity shall neatly
seal all penetrations of the building wall sign in a watertight condition that matches the
texture, color, and material used in the construction of the building and refinished to match the
pre-existing condition of the building surface.
Suspended Sign
I. (namber/location) One suspended sign (Type C) will be permitted under the barrel vault entry
canopy located at the sOHthwest eorRer of the bailding on the south elevation as shown on
Exhibit "B" plans date stamped bv the City on November I. 2006.
2. (size aRs dimeRsioRs) The suspended sign background surface (that the forms are attached to)
shall be 12'-4" wide by a maximHln of2'-6" high.
3. (sapport) The suspended sign shall be securely and rigidly connected to the canopy roof
structure. A minimum distance of T -6" shall be required between the walkway and the
bottom of the suspended sign.
4. (asditioRal requirements) Refer to "wall signs" requirements listed above for any additional
regulations.
Monument Sign
l. (Rumber/loeatioR) One monument sign will be provided for the use of all the tenants in the
building at 1117 East Winding Creek Drive. The building managing entity has final approval
of the location of the tenant's identification. Tenants are permitted to place the text, colors.
and logo on the monument sign. All tenant signs shall be placed on a cream color
background. The mORament sign SA all be locat~a (apprQ)(imat~I)') OR the ROlth side of the west
carb cat eRtry.
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Miscellaneous
L Each tenant shall be required to submit signage plans to the building's managing entity for
written approval. A design review sign application, accompanied bv the written approval
of the managing entitv, shall be submitted to the Citv for anv proposed tenant signs for
Citv staff review and approval. All signs shall be in compliance with the criteria stated
herein as well as Eagle Citv Code. In cases of anv conflict between Eagle City Code and
the criteria specified herein, the more restrictive shall applv.
-, Tenants are responsible for all local and city permits. Tenants must remove signage and
repair the walls upon vacation of premises as outlined above.
3. No electrical conduits or raceways are permitted.
4. Anv other signage such as window signage, temporary grand opening, etc. shall comply
with Eagle City Code.
ST AFF 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 December 14, 2006, 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.
e. 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 3 to 0 (Barnes, MacDonald, McCullough, and Weber absent) to approve DR-
122-06 for a design review application for a master sign plan for a multi-tenant retaillrestaurant
building for Retail Development NA, LLC, with the following staff recommended site specific
conditions of approval and standard conditions of approval with text shown with underline to be
added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. The following document titled "Master Sign Plan Criteria for 1117 East Winding Creek Drive" shall be
the master sign plan criteria for the building:
Master Sign Plan Criteria
for 1117 East Winding Creek Drive
The following rules and regulations are provided in accordance with the Winding Creek managing
entity and approved under the restrictions and guidelines of the City of Eagle. Summary of signs
(maximum) - five (5) wall mounted signs, one (I) suspended building sign, and one (I) monument
sign.
Wall Signs
I. A total of four (4) tenant spaces may occupy the building as referenced in Exhibit "A", date
stamped by the City on November I, 2006. Each tenant will have a designated area on the
east and the south sides of the building for a wall mounted sign. Tenant signs shall be located
within the designated area shown on Exhibit "B" plans date stamped by the City on November
I, 2006. The restaurant tenant space may have a maximum of one (I) building wall sign 011
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the east elevation and one (I) suspended sign on the south elevation. Retail "A" tenant space
may have a maximum of one (1) building wall sign on the south elevation. Retail "B" tenant
space may have a maximum of one (I) building wall sign on the east elevation. Retail "C'
tenant space may have a may have a maximum of two (2) building wall signs, one (I) on the
south elevation and one on the east elevation. Temporary signage, at any location on the
building, may be allowed upon approval of the City of Eagle and the managing entity.
2. No other wall signs will be permitted on the building with the exception of door vinyls that are
in compliance with Eagle City Code.
3. Except the tenant signage located at the barrel vaulted canopy on the south elevation (the
suspended sign), all building signage shall be wall mounted. All letters, symbols, and
numbers (herein labeled "forms") shall be individual. Continuous script or attached letters are
prohibited. Forms shall be between 2" and 16" tall and shall be a minimum of one inch (I")
thick to a maximum of-three inches (3") thick and shall be mounted to the "sign background
(see #4).
4. The wall mounted "sign background" located under the covered walkway on the south
elevation (Type A) and the east elevation (Type A) shall be 16'-0" wide by 2'-4" high. The
wall mounted "sign back ground" located on the east elevation (Type B), NOT under the
covered walkway, shall be 7' -0" wide by 2' -0" high. The depth of the "sign background"
surface shall be a minimum of Vi' thick to a maximum of 4" thick.
5. The wall mounted letters, symbols, and numbers (herein labeled "forms") will be illuminated
by existing lights under the soffits.
6. The letters, symbols, and numbers (herein labeled "forms") shall be metallic in color (i.e. gold,
silver, titanium, copper, etc.). The surface of the forms shall be matte/satin finish, not be
glossy or highly reflective. The intent for the finish is an understated (muted look. The "sign
background" surface colors shall be a lighter or darker brown (i.e: tan, beige, brown, etc.). The
finish material of the "sign background" shall be matte/satin (non-glossy) and non-reflective).
7. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations
of the building wall sign in a watertight condition that matches the texture, color, and material
used in the construction of the building and refinished to match the pre-existing condition of
the building surface.
Suspended Sign
I. One suspended sign (Type C) will be permitted under the barrel vault entry canopy located on
the south elevation as shown on Exhibit "B" plans date stamped by the City on November I,
2006.
') The suspended sign background surface (that the forms are attached to) shall be 12' -4" wide by
2'-6" high.
3. The suspended sign shall be securely and rigidly connected to the canopy roof structure. A
minimum distance of 7' -6" shall be required between the walkway and the bottom of the
suspended sign.
4. Refer to "wall signs" requirements listed above for any additional regulations.
Monument Sign
I. One monument sign will be provided for the use of all the tenants in the building at 1117 East
Winding Creek Drive. The building managing entity has final approval of the location of the
tenant's identification. Tenants are permitted to place the text, colors, and logo on the
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K:\PI~llIlill~ Dept\EClgk ,,\prliclli"Il~\Dr\2006\[)R-1 22-06 IllstJ' ,;i~ll pbn Jrtu""
monument sign. All tenant signs shall be placed on a cream color background.
Miscellaneous
I. Each tenant shall be required to submit signage plans to the building's managing entity for
written approval. A design review sign application, accompanied by the written approval of
the managing entity, shall be submitted to the City for any proposed tenant signs for City staff
review and approval. All signs shall be in compliance with the criteria stated herein as well as
Eagle City Code. In cases of any conflict between Eagle City Code and the criteria specified
herein, the more restrictive shall apply.
2. Tenants are responsible for all local and city permits. Tenants must remove signage and repair
the walls upon vacation of premises as outlined above.
3. No electrical conduits or raceways are permitted.
4. Any other signage such as window signage, temporary grand opening, etc. shall comply with
Eagle City Code.
2. Provide a revised elevation plan showing the area of the monument sign not exceeding thirty (30)
square feet and the height of the monument sign not exceeding six feet (6'). The revised elevation
plan of the monument sign shall be reviewed and approved by the Design Review Board prior to the
issuance of a sign permit.
3. Provide a paint sample of the cream color of the display panels located on the monument sign. The
paint sample of the display panels shall be reviewed and approved by staff and one ( I) member of the
Design Review Board prior to the issuance of a sign permit.
4. Provide a revised landscape plan showing the landscape area around the base of the monument sign to
be three (3) times the size of the largest exposed surface. The revised landscape plan shall be reviewed
and approved by staff and one (1) member of the Design Review Board prior to the issuance of a sign
permit.
5. A sign permit is required for all proposed signs within the 1117 East Winding Creek Drive building
prior to a sign being constructed on this site.
6. Provide a revised elevation plan showing the colors used on the monument sign match those used on
the building. The revised elevation plan shall be reviewed and approved bv staff prior to the City
issuing a sign permit for this site.
STANDARD CONDITIONS OF APPROVAL:
I. 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
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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 November I, 2006.
7 The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-I22-06) 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.
DA TED this 28th day of December 2006.
ATTEST:
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'-"'Sharo~ K. Bergmann, Eagle City erk
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