Findings - DR - 2016 - DR-07-16 - Master Sign Plan For The Specialty Retail Store In East End MarketplaceBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A MASTER
SIGN PLAN FOR THE SPECIALTY RETAIL
STORE WITHIN EAST END MARKETPLACE
FOR TPC COMMERCIAL, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -07 -16
The above - entitled design review application came before the Eagle Design Review Board for their action
on February 25, 2016. The Board continued this item to March 10, 2016, and made their decision 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:
TPC Commercial, LLC, represented by Walter Lindgren with Lindgren:Labrie Architecture, is
requesting design review sign approval of the master sign plan for the specialty retail store. The site is
generally located at the northeast corner of State Highway 44 and South Edgewood Lane within East
End Marketplace.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 21, 2016.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
DR -06 -16 — Common Area Landscaping within East End Marketplace, including a specialty retail
store.
D. COMPANION APPLICATIONS: DR -06 -16 (design review application for common area landscaping
within East End Marketplace, including a specialty retail store).
E. ZONING DESIGNATION: C -2 -DA (Commercial- General Business with a development agreement)
F. SIGNAGE:
Future Tenant Buildine Wall Signs (east and west elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies depending on tenant's font and logo
10% of the total area of the
building face (maximum)
Area of Signage
Varies depending on tenant's font and logo
Varies depending on tenant's
leases ace
Illumination
Non - illuminated, externally illuminated, or
Interior - illumination prohibited
halo illuminated
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Future Tenant Building Wall Sign (south elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies depending on tenant's font and logo
20% of the total area of the
building face (maximum)
Area of Signage
Varies depending on tenant's font and logo
Varies depending on tenant's
lease s ace
Illumination
Non - illuminated, externally illuminated, or
Interior- illumination prohibited
halo illuminated
G. SIGN MATERIALS: Cast metal, fiberglass, plastic, acrylic (or sim.)
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(C)(13)
Sign Illumination:
a. The city must find that any illuminated sign permitted under the specific regulations
within this article 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
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maintain the Eagle architecture theme, while encouraging energy efficient lighting.
b. 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.
c. Floodlighting is permitted only through the use of incandescent, LED and high pressure
sodium light sources.
d. Exposed neon is permitted when used to create the sign letter(s) or as an architectural
element as part of the sign design. A clear covering may be permitted for protection of the
neon element.
e. Halo illumination is permitted.
f. Metal halide is not permitted as a light source for signage.
g. All types of internal illumination is prohibited, except for automated signs and drive -
through/drive-up service menu board signs as regulated in this article.
C. DISCUSSION:
The applicant is requesting design review sign approval of a master sign plan for the specialty
retail store building. The type of signage permitted with the proposed criteria is halo illumination
or externally illuminated by flood lighting. In addition to building wall signage, the applicant is
requesting approval of monument signage within the master sign plan criteria. To date, a master
sign plan for the entire East End Marketplace has not been submitted. A master sign plan for East
End Marketplace should be submitted for review and approval of the design of all proposed
monument signs for the entire development as well as individual pad site's. The master sign plan
should be reviewed and approved by the Design Review Board prior to any monument signs being
constructed within this development.
• Staff recommends the following changes to the applicant's document titled "Master Sign Plan for
Pad "A" within East End Marketplace ", with strike thru text to be deleted and underlined text to
be added so as to be in compliance with Eagle City Code.
Master Sian Plan for Pad "A"
Within East End Marketplace
General Notes (Typ.):
Future tenants shall be required to submit signage plans to the developer or developer's
management 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 the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be
a minimum of 1/2" and a maximum of 8" thick. Wall Signs may be surface - mounted or held off
face of building.
3. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typ.).
4. Wall Sign size and locations: Example Wall Sign locations are illustrated on building
elevation sheets. Final sign location and sizes will be provided as part of the tenant design
review sign application. Wall signs shall be limited to 3 sides of the building. Size of signs
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shall not exceed 10% of the area of the building face to which it is attached along the east &
west elevations and 20% along the south elevation.
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building.
2. Wall Sign Illumination:
a. The building fagade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
b. Wall signs may be "halo' illuminated, or by floodlighting as defined in City ordinance.
4. Signage on doors or windows shall comply with Eagle City Code.
5. One special portable sign per business shall be permitted. Said sign shall be a maximum of 16
square feet and 4 feet high.
Building Address Number (Typ. of 1):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs (Typ.):
1. None proposed.
Monument Signs (Typ.):
1. None. A fnaximufn of (1) tenant rn may be allowed on the property adjaeent to
the St.-eer it 40,,r..
2. if located alofig S. Edgewater- Ln, the nion hall not exeeed 6' in height, as
building design. sign shall not exeeed (40) square fiBet per side and shall be compli
with Eagle City Code.
3. if leeated along Hwy 44, the menument sign shall not exceed 8' in- eight as- ffleasuFed frein
roadway, the eentedifie of the
The sign shall net exeeed (60) square feet peF side and shall be eempliant with Eagle Q+Y
a The m distance between tenant menufnent sign and "shapping- eenter-' -monument
sign (if lee.,ted en the same eel) shall be 100'
Staff defers comment regarding design and color of all proposed signs to the Design Review
Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on February 25, 2016.
The Board continued the item to March 10, 2016, 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).
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BOARD DECISION:
The Board voted 5 to 0 (Germano abstained, Hash absent) to approve DR -07 -16 for a design review
application for the master sign plan for the specialty retail store for TPC Commercial, LLC, with the
following staff recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. A master sign plan for East End Marketplace shall be submitted for review and approval of the design
of all proposed monument signs for the entire development as well as individual pad site's. The
master sign plan shall be reviewed and approved by the Design Review Board prior to any monument
signs being constructed within this development.
2. The following shall be the master sign plan criteria for Pad "A" within East End Marketplace:
Master Sign Plan for Pad "A"
Within East End Marketplace
General Notes (Typ.):
1. Future tenants shall be required to submit signage plans to the developer or developer's
management 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 the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
2. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be
a minimum of 1/2" and a maximum of 8" thick. Wall Signs may be surface- mounted or held off
face of building.
3. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typ.).
4. Wall Sign size and locations: Example Wall Sign locations are illustrated on building
elevation sheets. Final sign location and sizes will be provided as part of the tenant design
review sign application. Wall signs shall be limited to 3 sides of the building. Size of signs
shall not exceed 10% of the area of the building face to which it is attached along the east &
west elevations and 20% along the south elevation.
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building.
2. Wall Sign Illumination:
a. The building fagade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
b. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance.
3. Signage on doors or windows shall comply with Eagle City Code.
4. One special portable sign per business shall be permitted. Said sign shall be a maximum of 16
square feet and 4 feet high.
Building Address Number (Typ. of 1):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs (Typ.):
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1. None proposed.
Monument Signs (Typ.):
1. None.
3. A sign permit is required prior to the installation of any signs on this site.
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 21, 2016.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR- 07 -16) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
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DATED this 241h day of March 2016.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho p
Grubb, Chairman •,���� 1,01P �•• .
.•' GORPOIQq��� 1
ATTEST: * �'•�
SEAL
4.
Sharon K. Bergmann, Eagle City Clerk 4P#, #@fee 10A
Regulatory Taking Notice: Applicant has the right, pursuant to section 67 -8003, Idaho Code, to request a
regulatory taking analysis
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