Findings - CC - 2022 - DR-62-21 - Master Sign Plan For A Multi-Tenant Retail/Restaurant Building BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER )
SIGN PLAN FOR A MULTI-TENANT RETAIL/ )
RESTAURANT BUILDING WITHIN EAST END )
MARKETPLACE FOR RENNISON COMPANIES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-62-21
The above-entitled design review application came before the Eagle City Council for their action on
February 22,2022. The Eagle City Council 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:
Rennison Companies,represented by Walt Lindgren with Lindgren:Labrie Architecture, is
requesting design review approval for a master sign plan for a multi-tenant retail/restaurant building
in East End Marketplace. The 1.19-acre site is located on the north side of State Highway 55
approximately 500-feet east of South Edgewood Lane at 650& 750 South Edgewood Lane and 1800
East Highway 44.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 2,2021.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 13, 2007, the Eagle City Council approved a Comprehensive Plan Map Amendment, a
rezone with development agreement, a vacation,and a preliminary plat application for Eagle Gateway
Subdivision(CPA-02-06/RZ-08-06/VAC-01-06/PP-09-06).
On January 12, 2016,the City Council approved a Comprehensive Map Amendment from Mixed Use
to Commercial and a rezone from BP (Business Park) to MU-DA (Mixed Use with a development
agreement [in lieu of a Conditional Use Permit]) and C-2-DA (General Business District with a
development agreement)to develop a 48-unit senior apartment building and commercial area consisting
of retail,financial,and restaurant uses with drive throughs(CPA-05-15 &RZ-11-15).
On March 24, 2016,the Design Review Board approved a design review application for a master sign
plan for the specialty retail store(DR-07-16).
On April 14, 2016, the Design Review Board approved a design review application for the common
area landscaping within East End Marketplace, including the construction of a 14,924-square foot
specialty retail store(food and beverage sales)(DR-06-16).
On July 14, 2016,the Design Review Board approved a design review application for the master sign
plan for East End Marketplace(DR-34-16).
On April 20,2017,the City approved an extension of time application for the common area landscaping
within East End Marketplace, including the construction of a 14,924-square foot specialty retail store
(food and beverage sales)(EXT-04-17).
On July 24, 2018, the City Council approved a design review application to modify the master sign
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plan for East End Marketplace(DR-34-16 MOD).
D. COMPANION APPLICATIONS: DR-61-21 (Multi-tenant retail/restaurant building).
E. COMPREHENSIVE PLAN DESIGNATION: Commercial.
F. ZONING DESIGNATION: C-2-DA(General Business District with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA,CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
I. SIGNAGE:
Building Wall Sign
Sign Data Proposed Required
Wall Sign Dimensions Varies based on tenant's font and logo Varies based on tenant lease space
Area of Signage Varies based on tenant's font and logo 10% of the area of the tenant lease
space(maximum)
Illumination Halo-illuminated, externally illuminated, Interior-illumination prohibited
non-illuminated
Materials As limited within the master sign plan Cast metal, fiberglass, plastic,
acrylic(or sim.),minimum '/2"thick
to maximum 8"thick
J. AGENCY RESPONSES:None.
K. LE FI bRS FROM THE PUBLIC:None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING 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.
a. The "overall sign concept" for multi-tenant business centers to assure that it addresses the
continuity between tenant sign design and building design;
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b. The reduction of hazards to motorists,bicyclists and pedestrians as may be caused by or
partially attributable to the distraction and obstruction of improperly located and designed
signs;
c. The provision for effective and necessary business identification systems adapted to the
building design;
d. The continued maintenance of signs throughout their life; and
e. The size, location, design, color,texture, lighting, landscaping,and hours of operations of all
permanent signs and outdoor advertising structures or features to ensure 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): Definitions:
AREA OF THE BUILDING FACE: The general outer surface of an exterior wall of a building.
The area of the building face shall be a total area of such surface, including the area of doors and
windows which open into such face, if any.
FACE OF SIGN: The surface of the sign area upon, against or through which the message is
displayed or illustrated.
MASTER SIGN PLAN: A plan designed to show the relationship of signs for any cluster of
buildings intended for business occupancy,or any single building containing more than one
business or any arrangement of business buildings or shops which constitute a visual entity as a
whole. These include developments such as shopping centers,mini-malls,business parks, and
multi-tenant commercial,office or industrial buildings housing four(4)or more businesses.
Additionally, a master sign plan may be submitted for a single business if the owner chooses to
submit an application for a master sign plan for said business.
SIGN AREA: The entire area within a single,contiguous perimeter enclosing the extreme limits
of writing,representation, logo,emblem or any figure or similar character,together with any form
or other material or color forming an integral part of the display or used to differentiate such sign
area from the background against which it is placed. The sign area shall not include the necessary
supports or uprights on which the sign is placed, and superficial,nonilluminated column covers,
ornamental trim and other such incidental objects attached thereto,or portions of the sign
structure which are not designed to convey a message.
• Eagle City Code Section 8-2A-8(C)(15)Master Sign Plan:
A "master sign plan",as defined by this article, shall be required to be submitted to the city for
review and approval. The purpose of a master sign plan is to coordinate signs, and create a plan
that establishes a building or site's overall sign design. The master sign plan shall show sign
colors, styles and locations of buildings,maximum size, illumination,and materials to be used.
The master sign plan may be approved by the city with elements that require suspension or
relaxation of the height,area,number of signs, or locations of signs specified within this article if
the city council finds that extraordinary conditions exist which allow suspension or relaxation,but
that any suspension or relaxation will still meet the intent of this article and:
a. The development site contains unique or unusual physical conditions such as topography,
proportion, size or relation to a public street that would limit or restrict normal sign visibility;
or
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b. The proposed or existing development exhibits unique characteristics of land use,architectural
style, site location,physical scale,historical interest or other distinguishing features that justify
variation from conventional development; or
c. The proposed signage incorporates special design features such as logos, emblems,murals,
statuaries or similar architectural elements that are designed in a manner determined by the
city to be architecturally compatible to the sign and area.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for 650 & 750 South
Edgewood Lane and 1800 East Highway 44. Staff recommends the following changes to the
document titled "Master Sign Plan — East End Marketplace Building I" with text shown with
underline to be added and text shown with strikethrough to be deleted.
Master Sign Plan
East End Marketplace Building I
650& 750 South Edgewood Lane and 1800 East Highway 44
General Notes(Typ.):
1. The tenant 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 comply 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 Y2"and a maximum of 8"thick. Wall Signs may be surface-
mounted or held off face of building. Illuminated and non-illuminated channel letter signs
may also be incorporated.
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 sign locations are shown on all 4 sides of the building.
Each business within a multi-tenant building may be allowed up to three wall signs
provided that each sign is placed on a different side of the building. Size of signs shall not
exceed 10%of the area of the building face to which it is attached(measured by tenant's
lease space HxW).
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building or be a freehanging signboard.
a. Freehanging signboards shall not exceed 8-square feet,cannot extend beyond the
porch/canopy,and are required a minimum distance of 7' 6"between the walkway
and bottom of the signboard.
2. Wall Sign Illumination:
a. The building façade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
b. Wall signs may be"halo"illuminated,non-illuminated,or externally illuminated by
fleedlighting-as-defined4-Gity-erdibanee in accordance with Eagle City Code.
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\I a tin strictio ho of ill, atio
3. Signage on doors or windows shall comply with Eagle City Code.
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. A maximum of(1)tenant monument sign will be allowed on the property adjacent to the
street it fronts.
2.
development. Comply with the East End Marketplace master sign plan(DR-34-16 MOD)
for approved locations and sign elevations.
Sign Examples:
Wall Sign(Parallel)
Cast Metal or plastic with Wall-Mounted Lighting
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Wall Sign(Parallel)
Cast Metal or Plastic with Wall-Mounted Gooseneck Lighting
,, `,t t
C i
Wall Sign(Parallel)
Individual Letter Sign with no gooseneck fixtures(assume halo-illuminated at night)
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Hanging Canopy Sign
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Sign Placement:
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NORTH ELEVATION
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
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PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on January 13, 2022.
The Board continued the item to January 27,2022,at which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
BOARD DELIBERATION:
On January 13, 2022, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board continued this item to allow the applicant to address their concerns regarding the building
elevations which could affect the sign location.
BOARD DELIBERATION:
On January 27, 2022, upon completion of the applicant's and staff's presentations, the Board discussed
during deliberation that:
• The Board is in favor of the master sign plan as proposed.
BOARD DECISION:
The Board voted 4 to 0(Lindgren and Mihan recused,Germano absent)to recommend approval of DR-
62-21 for a design review application for a master sign plan for a multi-tenant retail/restaurant building
within East End Marketplace for Rennison Companies,with the following site specific conditions of
approval and standard conditions of approval provided within their findings of fact and conclusions of
law document,dated February 10,2022.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on February 22,2022,at which
time the Council made their decision.
B. Oral testimony in favor of the application was presented to the City Council by no one(not including
the applicant/representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-62-21 for a design review application for a master sign plan for a
multi-tenant retail/restaurant building within East End Marketplace for Rennison Companies,with the
following Design Review Board recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for East End Marketplace Building I:
Master Sign Plan
East End Marketplace Building I
650& 750 South Edgewood Lane and 1800 East Highway 44
General Notes(Typ.):
1. The tenant 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
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proposed signs for City staff review and approval. All signs shall comply 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'A"and a maximum of 8"thick.Wall Signs may be surface-
mounted or held off face of building. Illuminated and non-illuminated channel letter signs
may also be incorporated.
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 sign locations are shown on all 4 sides of the building.
Each tenant within this multi-tenant building shall be allowed two(2)building wall signs,
except the"end cap"tenants,who shall be allowed to install up to three(3)building wall
signs provided that each sign is located on a separate building elevation. Size of signs
shall not exceed 10%of the area of the building face to which it is attached(measured by
tenant's lease space HxW).
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building or be a freehanging signboard.
a. Freehanging signboards shall not exceed 8-square feet,cannot extend beyond the
porch/canopy,and are required a minimum distance of 7' 6"between the walkway
and bottom of the signboard.
2. Wall Sign Illumination:
a. The building façade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
b. Wall signs may be"halo" illuminated,non-illuminated,or externally illuminated in
accordance with Eagle City Code.
3. Signage on doors or windows shall comply with Eagle City Code.
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. A maximum of(1)tenant monument sign will be allowed on the property adjacent to the
street it fronts.
2. Comply with the East End Marketplace master sign plan(DR-34-16 MOD)for approved
locations and sign elevations.
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Sign Examples:
Wall Sign(Parallel)
Cast Metal or plastic with Wall-Mounted Lighting
11 I tr{,
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Wall Sign(Parallel)
Cast Metal or Plastic with Wall-Mounted Gooseneck Lighting
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Wall Sign(Parallel)
Individual Letter Sign with no gooseneck fixtures(assume halo-illuminated at night)
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Hanging Canopy Sign
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Sign Placement:
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NORTH ELEVATION
2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
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.
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 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.
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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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-62-21) 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.
2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13(B)(2)(i),and has concluded:
i. The master sign plan criteria is in compliance with Eagle City Code Section 8-2A-8 and all signs
will be required to be harmonious with the architectural design of the building, and will not cover
nor detract from desirable architectural features.
DATED this 22nd day of February 2022.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Pierce,Mayor
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