Findings - DR - 2009 - DR-15-09 - Master Sign Plan For Fred Meyer/Signage For Fred Meyer/Chase/Tulleys Coffee/Fuel Isla
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER )
SIGN PLAN FOR FRED MEYER, INCLUDING )
SIGNAGE FOR FRED MEYER, CHASE, )
TULLY'S COFFEE, AND THE FUEL ISLAND )
CANOPY FOR EISENBERG COMPANY )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-15-09
The above-entitled design review application came before the Eagle Design Review Board for their action
on May 14,2009. Due to lack of a quorum, the item was continued to May 28, 2009. Per the applicant's
request, the item was continued to June 11,2009, at which time the Board made their decision. 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:
Eisenberg Company, represented by Van Elg and Phil Hull with The Land Group, Inc., is
requesting design review approval of the master sign plan for Fred Meyer within Eagle Island
Marketplace. The 38.39-acre site is located on the northeast corner of West Chinden Boulevard
and Linder Road at 1240 West Chinden Boulevard.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 9, 2009.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
D. COMPANION APPLICATIONS: DR-13-09 (design review application for Eagle Island Marketplace)
DR-14-09 (design review application for master sign plan for Eagle
Island Marketplace)
E. ZONING DESIGNATION: C-3-DA (highway business district with a development agreement)
F. SIGNAGE:
S. n Data
Re uired
Pro
5' hi h x 36' 8 114" wide
185-square feet each
370-s uare feet total of both si s
Illumination Ex osed Neon Interior-illumination prohibited
*Note: Total square footage for signage for the entire south elevation of the Fred Meyer building including lease space is
868-square feet.
Wall Si n Dimensions
N/A
Area of Signage
868-square feet (maximum)*
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Si n Data
Wall Sign Dimensions
Area of Signage
Illumination
17" high x 11' 9" wide (Pharmacy)
17" hi h x 12' 3" wide (Drive Thru)
17-square feet each (approximately)
34-s uare feet total of both si s
Ex osed Neon
N/A
868-square feet (maximum)*
Interior-illumination rohibited
*Note: Total square footage for signage for the entire south elevation of the Fred Meyer building including lease space is
868-square feet.
Si n Data
Wall Sign Dimensions
Area of Si na e
Garden Center Buildin
Pro osed
21" high x 11' 3" wide (Garden)
21" hi h x 10' 10" wide (Center)
39-s uare feet total
N/A
868-s uare feet (maximum)*
Illumination Exposed Neon Interior-illumination rohibited
*Note: Total square footage for signage for the entire south elevation of the Fred Meyer building including lease space is
868-square feet.
Si n Data
Wall Si n Dimensions
Area of Si na e
Chase Bank Buildin
Pro osed
Re uired
l' 7 7/8" hi h x 10' 11 118" wide
N/A
22-s uare feet
868-s uare feet (maximum)*
Illumination Halo illumination or non illuminated Interior-illumination prohibited
*Note: Total square footage for signage for the entire south elevation of the Fred Meyer building including lease space is
868-square feet.
Si n Data
Wall Si n Dimensions
Area of Si na e
Pro
l' 8" hi x 14' 7 %" wide
N/A
25-s uare feet
868-s uare feet (maximum)*
Illumination Halo illumination or non illuminated Interior-illumination prohibited
*Note: Total square footage for signage for the entire south elevation of the Fred Meyer building including lease space is
868-square feet.
Si n Data
Wall Si n Dimensions
Area of Si na e
Illumination
Future Tenant Buildin
Pro osed
2' hi h x 15' wide
N/A
868-s
30-s uare feet each tenant si n
Halo illumination or non illuminated
Interior-illumination rohibited
*Note: Total square footage for signage for the entire south elevation of the Fred Meyer building including lease space is
868-square feet.
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Si n Data
Wall Sign Dimensions
Area of Signage
Illumination
Si n Data
Wall Si n Dimensions
Area ofS' na e
Illumination
Si n Data
Si n Dimensions
Area of Signage
Illumination
Si n Data
Wall Sign Dimensions
Area of Si na e
Illumination
2 Fred Me er Fuel Island Cano
Pro osed
2' 5 3/8" high x 3' 3 W' wide (Logo)
l' 5 118" hi h x 8' 5" wide (Fred Meyer)
20-square feet each sign
N/A
20-square feet (maximum for
fuel 10 0 onl
Interior-illumination prohibited
Halo Illumination
2 Fred Me er Fuel Kiosk Buildin
Pro osed
2' 53/8" hi h x 3' 3 W' wide (Lo 0)
16-s uare feet total
Halo Illumination
N/A
Not ermitted
Interior-illumination rohibited
Re uired
6' hi h (maximum)
x 5' 1" wide
24-square feet total (approximately) 30-square feet (maximum)
Includes 13.5-square feet of reader board area Includes 20-square feet for
ermanent reader board area
Ground mounted li ht fixtures
100-square feet (a roximately)
Interior-illumination rohibited
72-square feet (minimum)
Chase ATM Si a e
Pro osed
l' 6" high xl' 6" wide (Logo)
8' 8" high xl' 8" wide (Chase)
6" high x 3' 4" wide (Chase & Logo over
AT
Re uired
N/A
18-s uare feet total
Non illuminated
868-s uare feet (maximum)*
Interior- illumination prohibited
G. SIGN MATERIALS:
Fred Meyer: 8" deep aluminum letters with open faces with outside returns painted Dark Bronze
and the insides painted Fred Meyer Red with exposed clear red 30 ma neon illumination.
Pharmacy Drive Thru: 3" deep aluminum letters with open faces with the outside returns painted
Dark Bronze and the insides painted Fred Meyer Red with exposed clear red 30 ma neon
illumination.
Garden Center: 3" deep aluminum letters with open faces with outside returns painted Dark
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Bronze and the insides painted Fred Meyer Red with exposed clear red 30 ma neon illumination.
Fuel Island Canopy:
Logo to be constructed of 3" aluminum reverse pan channel letters with white finish. Pegged
off face of canopy 1" for white LED halo illumination. Face to have digitally produced vinyl
film graphic overlay.
Fred Meyer to be constructed of 3" aluminum reverse pan channel letters with Fred Meyer
Red. Pegged off face of canopy 1" for white LED halo illumination.
Fred Meyer Monument: Stone veneer base, aluminum cabinet with reader board are for fuel
pnces.
Chase: Metal plate with Chase logo and sign. Chase logo
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:
. The Comprehensive Plan Land Use Map designates this site as Commercial.
. 6.3 .19 Scenic Corridor
An Overlay designation that is intended to provide significant setbacks from major corridors
and natural features through the city. These areas may require berming, enhanced
landscaping, detached meandering pathways and appropriate signage controls.
This designation includes the Willow Creek Scenic Corridor that is to provide increase
setbacks and buffering of development including natural vegetation and restoration, regional
trail and connectivity.
. 6.6
Land Use Implementation Strategies
a. Signage for non-residential uses should be incorporated as a master sign plan rather than
individual signs when located along State Highways and entry corridors.
. 12.4 Implementation Strategies
s. State Highway 44, State Highway 55, State Highway 20/26, State Highway 16 and the
proposed east west collector are designed as scenic corridors requiring landscaped setback
and separated meanderings sidewalks, modified standards may be necessary within the
Eagle Foothills.
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".
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. 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)(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(C)(5)(e)
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 (15'). 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.
. Eagle City Code Section 8-2A-8(C)(9)
9. Fuel Island Signs: Fuel island canopies shall be permitted to have a maximum of two (2)
signs for the fuel logo only. The signs shall be attached to, or painted on, the canopy face.
The height and width of the sign shall be reviewed with regard to its proportional relationship
to the height and width of the canopy face to which it is attached or painted. The sign shall be
a maximum of twenty (20) square feet but in no case shall the sign cover more than one-third
e/3) of the area of the face of the canopy to which it is attached or painted.
a. If two (2) signs are proposed, each sign shall be located on a different side of the canopy
and should be oriented to face oncoming traffic.
b. A one square foot sign may be permitted for the fuel logo or fuel brand only on each
side of each fuel dispenser or spandrel attached thereto.
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. 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)(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
effectiveness are to be used in establishing guidelines for sign approval.
C. DISCUSSION:
. The applicant is requesting approval of the signage associated with the Fred Meyer which is to be
located within the Eagle Island Marketplace. As staff indicated within the Master Sign Plan for
the Eagle Island Marketplace (DR-14-09), each building is required to have its own master sign
plan criteria which is to be submitted with the submittal of the design review application for the
building. With that said, the following should be the criteria for the Fred Meyer located within the
Eagle Island Marketplace:
Fred MeyerlPad 18
Master Sign Plan
1. 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 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 requirements shall apply.
2. Building wall signs shall be placed within the approved sign areas as designated on the sign
building elevations.
3. The total square footage permitted for the entire frontage of the Fred Meyer building is 868-
square feet. The signage square footage for Fred Meyer. pharmacy. drive thru. garden center.
bank. coffee shop. and future tenants shall all be added together and shall not exceed 868-
square feet.
4. Fred Meyer is the only tenant in this building permitted to use exposed neon letters.
5. Tenants are permitted to use halo illumination or non illuminated signage.
6. All signage shall have a flat or matte finish. No glossy paints. vinyl. or plexi-glass is
permitted.
7. Tenants are required to obtain approval from the developer or developer's managing entity for
written approval to place tenant signage on one of the monument signs.
8. No electrical conduits or raceways are permitted.
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9. Each tenant will be permitted to dis\Jlay the name of their business. logo graphic. business
hours and other pertinent information to their business operation on doors or windows within
their lease space. Vinvl color to be approved by landlord or managing entity and shall complv
with Eagle City Code.
10. Any other temporary signage such as grand opening. etc. shall comply with Eagle City Code.
11. Upon termination of their lease. the tenant or managing entity shall neatly seal all penetrations
of the building wall mounted structure 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.
. The applicant is requesting approval of a 6-foot high monument sign to be located along Chinden
Boulevard. The monument sign is to be used to display the fuel prices for the fuel island center.
As mentioned with the staff report for the Master Sign Plan for Eagle Island Marketplace, the
comprehensive plan classifies Chinden Boulevard (State Highway 20/26) as a scenic corridor and
requires berming, enhanced landscaping, detached meandering pathways and appropriate signage
controls. Proposing the fuel pricing monument sign along with a total of fourteen monument signs
(not including the entry feature at the intersection) within Eagle Island Marketplace along Chinden
Boulevard and Linder Road is not signage control. It is staffs opinion that the Fred Meyer Fuel
Pricing monument sign should not be permited. While the size and reader board area all fit within
the size requirements permitted within Eagle City Code, it is staffs opinion that if this sign is
permitted that the design of the sign needs to be redesigned. The stone base of the sign should
extend beyond the cabinet placed on top of it to provide a greater and more substantial looking
base. This is just one sign proposed along the frontage of Chinden Boulevard. The Master Sign
Plan for Eagle Island Marketplace is proposing a total often monument signs to be located along
Chinden Boulevard and Linder Road. Perhaps the fuel prices for the fuel island could be
incorporated into one of the monument signs proposed within the Master Sign Plan for Eagle
Island Marketplace.
. The applicant is proposing to install a triangular logo and the words "Fred Meyer" on two
elevations of the fuel canopy. Staff is unclear if the "Fred Meyer" is actually a part of the logo or
not since only the triangular logo is proposed to be used on the fuel kiosk. Per Eagle City Code,
fuel island canopies are permitted to have a maximum of two (2) signs for the fuel logo only. The
applicant should be required to provide revised elevation plans showing only the fuel logo to be
located on the fuel island canopy. The revised elevation plans should be reviewed and approved
by staff prior to the City issuing a sign permit for this site.
. The applicant is proposing to install the fuel logo on the north and south elevations of the fuel
kiosk. Because the fuel canopies already have signage on them, the signage on the kiosk is not
permitted. The applicant should be required to provide revised elevations showing no fuel logo to
be located on the fuel kiosk. The revised elevation plans should be reviewed and approved by
staff prior to the City issuing a sign permit for this site.
. While the plans submitted with the signage application do not indicate the fuel dispenser
elevations, the plans submitted with the building elevations does. Sheet AI, date stamped by the
City on April 9, 2009, show the fuel dispenser and spandrel to have the "Fred Meyer" name and
the logo to be located on the dispenser and spandrel. Per Eagle City Code, the fuel logo or fuel
brand is permitted on each side of each fuel dispenser or spandrel. The applicant should be
required to provide revised elevation plans showing only the fuel logo or only the fuel brand to be
located on the dispenser or the spandrel. The revised elevation plans should be reviewed and
approved by staff prior to the City issuing a sign permit for this site.
. The applicant should be required to provide detailed elevation plans showing the size, material,
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colors, etc. to be used in the Chase building wall sign and the Tulley's building wall sign. The
detailed elevation plans should be reviewed and approved by staff and two members of the Design
Review Board prior to the City issuing a sign permit for this site.
. The applicant is proposing to install "Chase" and the logo over the ATM. Pursuant to past action
by the Design Review Board and the City Council, signage over the A TM is not permitted. It is
staffs opinion that the signage proposed on the north and south elevations is adequate to indicate
the banking institution to which this A TM is associated to. The applicant should be required to
provide revised elevation plans showing "Chase" and the logo over the A TM to be removed. The
revised elevations should be reviewed and approved by staff prior to the City issuing a sign permit
for this site.
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 June 11, 2009, 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 5 to 0 (Butler and Whittaker absent) to approve DR-l 5-09 for a design review
application for a master sign plan for Fred Meyer, including signage for Fred Meyer, Chase,
Tully's Coffee, and the Fuel Island Canopy for Eisenberg Company 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 APPROVAL:
1. Comply with any applicable conditions of the Master Sign Plan for Eagle Island Marketplace (DR-14-
09).
2. The following shall be the criteria for the Fred MeyerIPad 18 Building:
Fred MeyerlPad 18
Master Sign Plan
1. 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 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 requirements shall apply.
2. Building wall signs shall be placed within the approved sign areas as designated on the sign
building elevations.
3. The total square footage permitted for the entire frontage of the Fred Meyer building is 868-
square feet. The signage square footage for Fred Meyer, pharmacy, drive thru, garden center,
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bank, coffee shop, and future tenants shall all be added together and shall not exceed 868-
square feet.
4. Fred Meyer is the only tenant in this building permitted to use exposed neon letters. No plexi-
glass will be allowed to cover the face of the exposed neon letters.
5. Tenants are permitted to use halo illumination or non illuminated signage.
6. All signage shall have a flat or matte finish. No glossy paints, vinyl, or plexi-glass is
permitted.
7. Tenants are required to obtain approval from the developer or developer's managing entity for
written approval to place tenant signage on one of the monument signs.
8. No electrical conduits or raceways are permitted.
9. Each tenant will be permitted to display the name of their business, logo graphic, business
hours and other pertinent information to their business operation on doors or windows within
their lease space. Vinyl color to be approved by landlord or managing entity and shall comply
with Eagle City Code.
10. Any other temporary signage such as grand opening, etc. shall comply with Eagle City Code.
11. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations
of the building wall mounted structure 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.
3. Provide revised elevation plans showing the Fred Meyer fuel price monument sign to integrate
architectural elements of the "Shopping Center" monument signs (see DR-14-09). to keep a cohesive
style throughout the development. The revised elevation plans shall be reviewed and approved bv staff
prior to the issuance of a sign permit for this site. No Fred Meyer Fl:Hll Priee MoaumclHt Siga is
permitted.
4. Provide re',ised eleyatioa plans showiag oaiy the fuel logo to be loeated oa the fuel island eaaopy.
The re','ised elevatioa pllHls shall be reyiewed lHld approved by staff prior to the City issliiag a sign
permit for this site.
5. Provide revised elevations showing no fuel logo to be located on the fuel kiosk. The revised elevation
plans shall be reviewed and approved by staff prior to the City issuing a sign permit for this site.
6. Provide revised elevation plans showing only the fuel logo or only the fuel brand to be located on the
dispenser or the spandrel. The revised elevation plans shall be reviewed and approved by staff prior to
the City issuing a sign permit for this site.
7. Submit a staff level application Proviae detailed elevatioa plaas showing the size, material, colors, etc.
to be used in the Chase building wall sign and the Tulley's building wall sign. The detailed elevation
plans shall be reviewed and approved by staff lHld two members of the Desiga Review Board prior to
the City issuing a sign permit for Chase or Tulley's this site.
8. Provide revised elevation plans showing the Chase logo on only two of the three sides of the A TM
Pro,..ide revised elevatioa pllHls showiag "Chase" and the logo oyer the f. TM to be removed. The
revised elevations shall be reviewed and approved by staff prior to the City issuing a sign permit for
this site.
9. A sign permit is required prior to the installation of any signs on this site.
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STANDARD 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 City Council 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 City
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 the City Council 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 April 9, 2009.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-15-09) 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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DA TED this 25th day of June 2009.
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DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Coun Idaho
ATTEST:
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agle City Clerk
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