Findings - DR - 2012 - DR-03-12 - McDonalds Building Wall, Menu Board, Drive Thru, And Monument Signage BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR ) A DESIGN REVIEW FOR BUILDING WALL, ) MENU BOARD,DRIVE THRU,AND MONUMENT) SIGNAGE FOR MCDONALD'S USA LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-03-12 The above-entitled design review application came before the Eagle Design Review Board for their consideration on February 9, 2012. The Board continued this item to February 23, 2012, March 8, 2012, March 22, 2012, and to April 12, 2012, and made their recommendation at that time. The 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: McDonald's USA, LLC, represented by Neil Caldwell with Idaho Electric Signs, is requesting design review sign approval to construct building wall, menu board, drive thru, and monument signs for McDonald's. The 0.95-acre site is located on the northeast corner of South Eagle Road and East Plaza Drive at 178 South Eagle Road. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on January 5, 2012; additional information was submitted February 1, 2012. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On April 8, 1997, the Eagle City Council approved two conditional use permits; one for a commercial complex and one for a restaurant with a drive thru(CU-01-97 & CU-02-97). On August 19, 1997, the Eagle City Council approved a preliminary plat application for Gleneagles Subdivision(PP-01-97). On July 28, 1998, the Eagle City Council approved a final plat application for Gleneagles Subdivision(FP-08-97). On July 28, 1997, the Eagle Planning and Zoning Commission approved a design review application for a McDonald's restaurant with drive thru(DR-18-97). On November 13, 1997, the Eagle Design Review Board approved a design review application modifying the building to include a building addition for the play place(DR-18-97 MOD). On September 9, 2004, Eagle City Staff approved a design review application modifying the exterior building color and roof color(DR-18-97 MOD). D. COMPANION APPLICATIONS: DR-02-12 (design review for exterior building façade remodel) E. ZONING DESIGNATION: CBD(Central Business District) Page 1 of 9 K:'Planning Dept'Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drf doc F. SIGNAGE: Building Wall Signs(west elevation) Sign Data Proposed Required Wall Sign Dimensions 2' high x 17' 5 3/4"wide(McDonald's text) Varies depending on tenant name 3' 5 5/8"high x 4' 7/16"wide (McDonald's and logo but shall not exceed arches) 10% of the building face to which the sign is attached 8"high x 4' wide(Welcome text) Area of Signage 51-square feet(approximately) 110-square feet(maximum) Illumination Halo illuminated and non illuminated Interior-illumination prohibited Building Wall Signs(south elevation) Sign Data Proposed Required Wall Sign Dimensions 3' 5 5/8"high x 4' 7/16"wide(McDonald's Varies depending on tenant name arches) and logo but shall not exceed 10% of the building face to which the sign is attached Area of Signage 14-square feet(approximately) 68-square feet(maximum) Illumination Halo illuminated Interior-illumination prohibited Building Wall Sign(east elevation) Sign Data Proposed Required Wall Sign Dimensions 3' 5 5/8"high x 4' 7/16"wide(McDonald's Varies depending on tenant name arches) and logo but shall not exceed 8"high x 4' wide (Welcome text) 10% of the building face to which the sign is attached Area of Signage 17-square feet(approximately) 110-square feet(maximum) Illumination Halo illuminated and non illuminated Interior-illumination prohibited Two Drive Thru Directional Signs (Window Position Signs) Sign Data Proposed Required Wall Sign Dimensions 10"high x 36"wide N/A Area of Signage 2.5-square feet(each) 3-square feet(maximum) Illumination Non-illuminated Interior-illumination prohibited Page 2 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drfdoc Main McDonald's Monument Sign Sign Data Proposed Required Sign Dimensions 6' high x 7' wide 6' high(maximum)* Area of Signage 20-square feet 30-square feet(maximum)* Illumination Halo illuminated Interior-illumination prohibited Sign Landscaping 225-square feet(approximately) 60-square feet(minimum) *Note:When located within the TDA design review overlay district. Drive Thru Entry Sign (Welcome Point Gateway) Sign Data Proposed Required Sign Dimensions 11' high x 10' wide(overall sign structure) To be determined by the Design 8"high x 5 ''/2"wide(Drive Thru text) Review Board. Area of Signage 3.6-square feet(approximately) To be determined by the Design Review Board. Illumination Non-illuminated Interior-illumination prohibited Drive Thru Order Canopy (Order Here) Sign Data Proposed Required Sign Dimensions 11' 3"high x 9' 4"wide (overall structure) To be determined by the Design 8"high x 5' wide (Order Here text) Review Board. Area of Signage 3.33-square feet(approximately) To be determined by the Design Review Board. Illumination Built in LCD Confirmation Order Display Interior-illumination prohibited Drive Thru Menu Board Monument Sign Sign Data Proposed Required Sign Dimensions 5' 3"high x 8' 3"wide To be determined by the Design Review Board Area of Signage 43-square feet(approximately) To be determined by the Design Review Board Illumination 430-milli amps 430-milli amps(maximum) Sign Landscaping 300-square feet(approximately) 130-square feet(minimum) G. SIGN MATERIALS: Building Wall Signs—Aluminum channel letters painted yellow, red or white and halo illuminated with white LED. Monument Sign — Cultured stone to match building, sheet metal painted with textured finish to match colors of building. McDonald's arches aluminum channel letters painted yellow and halo illuminated with white LED. Page 3 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drf doc Drive Thru Entry Sign and Oder Canopy— White ACM with metal tubes painted yellow. Letters are 8"tall, 3/4"thick, painted yellow, and mounted to the metal tube. Drive Thru Menu Board Monument Sign — fabricated aluminum with black finish. Internally illuminated using 430-milli amp fluorescent lamps. 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 signage 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 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) DIRECTIONAL SIGN: A sign which foremost contains words such as "entrance", "enter", "exit", "in", "out", or other similar words or a sign containing arrows or characters indicating traffic directions and used either in conjunction with such words or separately. This sign shall not include business identification. Page 4 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drfdoc • 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)(4)(c) The total area of any wall sign attached parallel to, or painted on the face of a building shall not exceed ten percent(10%)of the total area of the building face to which it is attached or painted. • Eagle City Code Section 8-2A-8(C)(5)(b) Monument signs located within the TDA shall not exceed six feet(6') in height(including the solid base)measured from the centerline of the adjacent roadway or top of curb, if one exists. • Eagle City Code Section 8-2A-8(C)(6) Directional Signs: Directional signs for an individual business or within the boundaries of a shopping center are permitted only with the approval of the design review board. Directional signs shall be designed as monument style signs and shall be three feet(3')high maximum. Business identification is prohibited on directional signs. • 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. 1. Permitted Illumination: a. Floodlighting: Permitted only through the use of incandescent and high pressure sodium light sources. Metal halide is not permitted as a light source. b. Exposed neon: Permitted when used to create the sign letter(s) or as an architectural element as part of the sign design. A maximum of four hundred thirty(430)milliamps is permitted. c. Halo illumination. 2. Prohibited Illumination: a. Internal illumination: All types. • Eagle City Code Section 8-2A-8(F) Landscaping: Landscaping shall be provided at the base of all directional signs and monument signs. Landscape plans shall be prepared by or under the responsible control of a licensed landscape architect with said plans to be duly stamped to clearly identify the preparer. The amount required shall be three(3)times the size of the largest exposed surface. • 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, Page 5 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drf.doc 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 design review sign approval to install new building wall signage, drive thru signage, and a monument sign. The building wall signs are proposed to be halo illuminated and located on the south and west building elevations. The sizes of these signs do not exceed that which is permitted within Eagle City Code. Staff defers comment regarding the colors (i.e.: red and yellow) to be used in the construction of the signs to the Design Review Board. • A new monument sign is proposed to be constructed adjacent to Eagle Road near the southwest corner of the building. The elevation plans, date stamped by the City February 1, 2012, shows the overall height of the sign to be six feet(6') high. The plans do not show the height of the monument sign in relation to Eagle Road. Per Eagle City Code,the height of any monument sign located within the TDA may not exceed six feet(6') in height measured from the centerline of the adjacent roadway or top of curb. The applicant should be required to provide a cross section showing the proposed monument sign does not exceed six feet (6') in height in relation to the centerline or top of curb of Eagle Road. The cross section should be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit. • The "Window Position Signs" plan, date stamped by the City on January 5, 2012, show that there are two (2) signs proposed at the drive thru windows. Staff is not sure how these signs are to be attached to the building and if they are to be parallel or perpendicular to the building. The applicant should be required to provide revised building elevations showing how the "Window Position Signs" are to be attached to the building at the drive thru windows (i.e.: parallel or perpendicular). The revised building elevations should be reviewed and approved by staff prior to the issuance of a sign permit. • The "Welcome Point Gateway" and "Drive Thru Twin Pole Canopy" signs, date stamped by the City on January 5, 2012, both indicate White ACM to be used on the main vertical structure of these signs. Per Eagle City Code the sign materials and colors are to compliment the building architecture and colors. The applicant should be required to provide revised elevation plans of the "Welcome Point Gateway" and "Drive Thru twin Pole Canopy" signs showing the color of the vertical structure to match the colors used in the construction of the building. The revised elevation plans should be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit. • There are two (2) existing directional signs; one located near the northwest corner of the building at the right-out driveway that provides access to Eagle Road and one located near the driveway on Plaza Drive on the City of Eagle property. The application does not indicate if these signs are to remain or if they are to be removed. The directional signs do not have bases on them and have the McDonald's arches on the face of the signs. The signs do not comply with Eagle City Code that requires the signs to be designed as a monument style sign and permitted to contain words such as "entrance", "enter", "exit", or other similar words. These signs may not include business identification. The applicant should be required to remove the two directional signs and the lighting associated with them prior to the issuance of a sign permit. • Staff defers comment regarding design and color of all proposed signs to the Design Review Board. Page 6 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drf doc 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 to consider the application was held before the Design Review Board on February 9, 2012. The Board continued the item to February 23, 2012, March 8, 2012, March 22, 2012, and April 12, 2012, 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 3 to 0 (Hull abstained; Grubb and Pascua absent)to approve DR-03-12 for a design review application for building wall,menu board, drive thru, and monument signage for McDonald's, 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. The elevation plan, date stamped by the City on April 2, 2012, showing the height of the sign to be six feet (6') is approved. ' . _ . - •. - • -- - --- - • . .-. ,-- • - _ _ of a sign permit. 2. Provide revised building elevations showing how the "Window Position Signs" are to be attached to the building at the drive thru windows (i.e.: parallel or perpendicular). The revised building elevations shall be reviewed and approved by staff prior to the issuance of a sign permit. 3. Provide revised elevation plans of the "Welcome Point Gateway" and "Drive Thru twin Pole Canopy" signs showing the color to be specified as Alexandria Beige (BMHC77). the vertical structure to match the colors used in the construction of the building. The revised elevation plans shall be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit. 4. The applicant shall remove the two directional signs and the lighting associated with them prior to the issuance of a sign permit. 5. A sign permit is required prior to the installation of any signs on this site. 6. Provide a revised elevation plan of the monument sign showing the following: 1. The crown on the sign matches the crown proposed on the building. 2. The body color of the sign matches the body color proposed on the building. 3. The horizontal bands on each side of the McDonald's arches removed. The revised elevation plan shall be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit. 7. The wall signage as presented on the building elevation plans, date stamped by the City on April 2, Page 7 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drf doc 2012, is approved. NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of Approval contained herein the Site Specific Condition of Approval shall control. 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 January 5, 2012. 2. The Board reviewed the particular facts and circumstances of this proposed design review application (DR-03-12) 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. 3. The Board recognizes that the overall height of the proposed monument sign exceeds that which is permitted with Eagle City Code in the Downtown overlay district; however, it is the Board's opinion that because the berm is required to screen the drive thru lane of the restaurant from South Eagle Road that the height of the monument sign be approved as presented rather than lose the height of the berm. Also, the Board recognizes that there will not be an issue with the pedestrian scale of the sign due to the monument sign location being in close proximity to the detached sidewalk along South Eagle Road. Page 8 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drf doc DATED this 26th day of April 2012. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada Coun P• daho % le th.0.,, F BACIL4, Eric R. Mc ullough, Chairman ,•�0���...... C.r• p • -. ATTEST: .. i .c: 47 4;, �l,-: o . • 1. ° � � 9� . :• . ., , , . , ,v .,,.............� 0 4,. Sharon K. Bergmann, Eagle City Clerk 4,1% Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a regulatory taking analysis Page 9 of 9 K:\Planning Dept\Eagle Applications\Dr\2012\DR-03-12 McDonalds Signage drf doc