Findings - DR - 2017 - DR-12-16 - Master Sign Plan For Stillwater SubdivisionBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
MASTER SIGN PLAN FOR STILLWATER )
SUBDIVISION FOR STILLWATER )
DEVELOPMENT PARTNERS, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -12-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on March 23, 2017. 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:
Stillwater Development Partners, LLC, represented by Corey Elitharp, is requesting design review
approval of a master sign plan for Stillwater Subdivision. The 39.7 -acre site is located on the south
side of State Highway 44 at the southwest corner of West State Street and State Highway 44.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 16, 2017.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 24, 2017, the Design Review Board approved a design review application for the common
area landscaping within Stillwater Subdivision (DR -11-16).
D. COMPANION APPLICATIONS: None
E. ZONING DESIGNATION: BP -DA (Business Park with a development agreement)
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F. SIGNAGE:
One Subdivision Entry/Multi-tenant Monument Sign
Sign Data Proposed
Sign Dimensions 6' high x 33' wide (subdivision entry signage)
28' high x 17' wide* (shopping center signage)
Area of Signage 245 -square
feet total
88 -square feet (Stillwater subdivision entry
signage)
157 -square feet (shopping center signage)
Illumination Ground mounted LED light fixtures
Sign Landscaping
Required
8' high (maximum -subdivision
entry signage)
25' high (maximum -shopping
center signage)
60 -square feet (maximum -
subdivision entry signage)
200 -square feet (maximum -
shopping center signage)
Interior -illumination prohibited
865 -square feet (approximately) 735 -square feet (minimum)
*Note: Height does not include 5' vertical steel columns which extend above the highest sign panel.
Four Multi -tenant Monument Sys on State Highway 44
Sign Data Proposed
Sign Dimensions 28' high x 17' wide*
Area of Signage 157 -square feet
Illumination Ground mounted LED light fixtures
Sign Landscaping 300 to 810 -square feet (approximately)
Required
25' high (maximum)
200 -square feet (maximum)
Interior -illumination prohibited
471 -square feet (minimum)
*Note: Height does not include 5' vertical steel columns which extend above the highest sign panel.
Three Internal/Multi-tenant Monument Signs (W. State St. and E. Old Valley St.)
Sign Data
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Proposed
19' high x 8' 3" wide*
39 -square feet
Ground mounted LED light fixtures
169 to 195 -square feet (approximately)
Required
15' high (maximum)
140 -square feet (maximum)
Interior -illumination prohibited
117 -square feet (minimum)
*Note: Height does not include 3' vertical steel columns which extend above the highest sign panel.
G. SIGN MATERIALS:
Monument Structure — Unfinished "raw" concrete, steel columns and I beams (finished in raw metal
with clear epoxy), cobble rock gabion structures with metal cages to match column and I beam finish.
Monument Tenant Panels — Three inch (3") aluminum cabinet (White Heron SW7627), aluminum face
(White Heron SW7627) pegged off aluminum cabinet, tenant copy and graphics to be 1/8 -inch plate
aluminum painted (Tricom Black SW6258) pegged off aluminum face one inch (1").
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date.
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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;
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 -6(A) Applicability:
2. Undefined Or Unclassified Signs: To determine applicable regulations for any sign not
specifically defined herein, the zoning administrator shall use the definition or classification
within this article which most closely defines or classifies any such sign.
3. Architectural Compatibility: The number, area, and height of signs as outlined in this article are
intended to be maximum standards which do not necessarily ensure architectural compatibility.
Therefore, in addition to the enumerated maximum standards, the city shall give consideration
to a sign's relationship to the overall appearance of the subject property as well as the
surrounding area.
4. Materials And Appearance: It is the intent of this article to encourage interesting, creative,
readable, effective, uncluttered, and well maintained signage. Sign materials and appearance
shall be complementary to the building architecture and colors. The exhibits provided in the
EASD book are examples of the types of sign designs envisioned for the Eagle architecture
theme.
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• Eagle City Code Section 8 -2A -8(B) Definitions:
AUTOMATED SIGN: A sign with a fixed or changing display capable of displaying words,
symbols, figures or images composed of, a series of light emitting elements or moving panels or
parts; including, but not limited to: tripaneled, digital, electronic message boards, light emitting
diodes (LED) signs or signs that in any other way move or create the illusion of movement. This
definition does not include signs with copy that is manually changed.
GRADE: The elevation or level of the street closest to the sign to which reference is made, as
measured at the street's centerline, or top of curb if one exists, adjacent to where the sign is to be
placed, or the relative ground level in the immediate vicinity of the sign if determined by the
zoning administrator to be an accurate determination for grade with regard to the intent of this
article.
HEIGHT OF SIGN: The vertical distance measured from the grade to the highest point of a sign or
any vertical projection thereof. Architectural elements used above any sign area may be excluded
from the maximum height measurement if the city determines that said architectural elements add
to the character of the sign and do not create an overbearing appearance in relation to the sign,
building and area.
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.
MONUMENT SIGN: A freestanding sign with a solid base, including rock signs, or with supports
that are designed to be structurally similar to the sign construction, and which incorporate
architectural features which complement the sign construction. Pole type supports are not
permitted for monument signs, unless enclosed within the monument sign structure.
SIGN: Any letters, figures, design, symbol, trademark, logo or device intended to attract attention
to any activity or service, place, subject, person, firm, corporation, public performance, machine or
merchandise whatsoever, including the display of merchandise. Sources of light used primarily to
illuminate a sign, or a building, or grounds surrounding the building, shall not be considered signs
themselves; provided however, that sources of light used primarily to attract attention to the light
itself or as a decorative feature of the display shall be considered as part of the sign.
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.
STATE HIGHWAY: Highways in and through the city of Eagle that are owned and maintained by
the state of Idaho. These include State Highways 16, 20/26, 44 and 55.
SUBDIVISION SIGN: A permanent on premises sign used to identify a subdivision.
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• Eagle City Code Section 8 -2A -8(C)(2) Monument Signs:
a. For single -tenant buildings which are not within the DDA, TDA, or within a "shopping
center", monument signs shall not exceed eight feet (8') in height and the sign area shall not
exceed sixty (60) square feet per side.
b. For multi -tenant buildings which are not within the DDA, TDA, or within a "shopping
center", monument signs shall not exceed fifteen feet (15') in height and the sign area shall not
exceed one hundred forty (140) square feet per side.
c. For single -tenant buildings which are within the DDA or TDA monument signs shall not
exceed six feet (6') in height and the sign area shall not exceed forty (40) square feet per side.
d. For multi -tenant buildings which are within the DDA or TDA monument signs shall not
exceed eight feet (8') in height and the sign area shall not exceed sixty (60) square feet per
side.
e. For any single -tenant building or multi -tenant building which is not located in a shopping
center, one monument sign per abutting street shall be permitted.
f. A "shopping center", as defined in section 8-1-2 of this title shall be allowed one monument
sign per street that it abuts for any site less than twenty (20) acres in size and two (2) signs for
any site twenty (20) acres in size or larger. The height of any such sign shall not exceed fifteen
feet (15') adjacent to a roadway that is not designated as a state highway and twenty five feet
(25') adjacent to any state highway. The sign area shall not exceed one hundred forty (140)
square feet per side adjacent to a roadway that is not designated as a state highway and two
hundred (200) square feet per side adjacent to any state highway. 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.
g.
In addition to any shopping center monument signs, any single -tenant building within a
shopping center, and adjacent to a roadway, shall be permitted one monument sign. The height
of any such sign shall not exceed six feet (6') adjacent to a roadway that is not designated as a
state highway and eight feet (8') adjacent to any state highway. The sign area shall not exceed
forty (40) square feet per side adjacent to a roadway that is not designated as a state highway
and sixty (60) square feet per side adjacent to any state highway.
The minimum distance between monument signs on a single parcel, shall be one hundred feet
(100').
h. No monument sign shall be any closer than fifty feet (50') from a monument sign, or other
freestanding sign, on an adjacent property.
i. Monument signs are permitted to be double faced.
• Eagle City Code Section 8 -2A -8(C)(3) Subdivision Signs:
a. One subdivision sign may be permitted on each side of any entry road into a subdivision, or
within the landscape median at the entry road if approved by ACHD, and at the intersection of
any collector and/or arterial streets abutting the subdivision.
b. Subdivision signs shall not exceed eight feet (8') in height and the sign area shall not exceed
sixty (60) square feet per side.
• Eagle City Code Section 8 -2A -8(C)(8) Automated Signs:
a. Automated signs may be permitted as a part of a monument sign and shall be prohibited in all
other types of signs if the city determines the following:
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(1) The lighting shall be harmonious with and in accordance with the general objectives, or
with any specific objective of this article;
(2) The lighting shall be installed, operated, and maintained to be harmonious and appropriate
in appearance with the existing and intended character of the general vicinity and will not
change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
b. Automated signs shall be prohibited in the downtown development area (DDA), the
transitional development area (TDA), and the community entry development area (CEDA).
c. All automated signs that utilize light to create change may change frame content through
dissolve, fade or scroll features only. No sign shall be operated in a manner which the sign,
sign structure, design or pictorial segment of the sign shows full animation, growing, flashing,
rotating content, or otherwise creating an illusion of movement, except for single color text
only message displays scrolling or traveling across the sign area.
d. The signs shall only change frame content not more than once every eight (8) seconds. The
change of content must change immediately within a period of less than one second.
e. Based on brightness measured in nit (an illuminative brightness measurement equivalent to 1
candle per square meter measured perpendicular to the rays of the source); automated signs
that utilize light to change frames shall contain an autodimmer allowing for no more than five
thousand two hundred (5,200) nit illumination between sunrise and sunset and up to three
hundred (300) nit illumination between sunset and sunrise.
f. The automated sign portion of any sign should be constructed into the sign in a manner in
which it is subordinate to the overall design of the sign. The automated sign portion of any
sign shall not exceed twenty percent (20%) of the face of any sign.
g. Where more than one sign is allowed only one sign may contain an automated sign.
h. The addition of an automated sign to any nonconforming sign is prohibited.
i. Any conforming existing sign or portion of a conforming existing sign that is refaced with an
automated sign shall require a design review approval.
• 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 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.
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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.
• Eagle City Code Section 8 -2A -8(C)(14) Landscaping:
Landscaping shall be provided at the base of all 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 sign area.
• Eagle City Code Section 8 -2A -8(C)(15):
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 design review board 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
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 has shown on the landscape plans, date stamped by the city on February 16, 2017,
the proposed locations of one (1) combined subdivision entrance/multi-tenant monument sign, four
(4) multi -tenant monument signs, and three (3) internal marketing/multi-tenant monument signs.
The elevation plans, date stamped by the city on February 16, 2017, show the one (1) combined
subdivision entrance/multi-tenant monument sign to be twenty-eight feet (28') in height with five
(5) additional feet of vertical steel columns extending above the highest sign panel for an overall
height of thirty-three feet (33'). The subdivision entrance portion of the combined subdivision
entrance/multi-tenant monument sign is proposed to have eighty-eight (88) square feet of sign
area. The four (4) multi -tenant monument signs are shown to be twenty-eight feet (28') in height
with five (5) additional feet of vertical steel columns extending above the highest sign panel for an
overall height of thirty-three feet (33'). The height of the three (3) internal marketing/multi-tenant
monument signs are shown to be nineteen feet (19') in height with three (3) additional feet of
vertical steel columns extending above the highest sign panel for an overall height of twenty two
feet (22').
Pursuant to Eagle City Code Section 8-2A-8(C)(2)(f), a shopping center that is twenty (20) acres
or larger in size is permitted two (2) monument signs per street that it abuts. The height of
monument signs located adjacent to a roadway not designate as a state highway may not exceed
fifteen feet (15') and monument signs located adjacent to any state highway may not exceed
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twenty-five feet (25'). The sign area may not exceed one hundred forty (140) square feet per side
adjacent to a roadway that is not designated as a state highway and two hundred (200) square feet
per side adjacent to any state highway. A shopping center with a single address should have the
address located on the monument sign and the size of the address should be readable from the
street. Based on the aforementioned information, the applicant would be permitted one (1)
subdivision entry monument sign, two (2) twenty five foot (25') high monument signs on State
Highway 44, two (2) fifteen foot (15') high monument signs on West State Street, and two (2)
fifteen foot (15') high monument signs on East Old Valley Street.
Pursuant to Eagle City Code Section 8 -2A -8(C)(15), the purpose of the 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 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 design
review board 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
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.
Staff is unaware of any unique or unusual physical conditions of the topography, proportion, size,
or relation to the public street that would limit or restrict normal sign visibility, nor is staff aware
of any unique characteristics of land use, architectural style, site location, physical scale, historical
interest, or other distinguishing features that justify variation from conventional development.
Based on there not being any unique conditions associated with this site, the applicant should be
required to provide revised site, landscape, and elevation plans showing one (1) combined
subdivision entry/multi-tenant monument sign, one (1) twenty five foot (25') high monument sign
on State Highway 44, two (2) fifteen foot (15') high monument signs on West State Street, and
two (2) fifteen foot (15') high monument signs on East Old Valley Street. Revised elevation plans
showing the overall square footage of the subdivision entry monument sign should not exceed
sixty (60) square feet. The revised site, landscape, and elevation plans should be reviewed and
approved by the Design Review Board prior to the issuance of a sign permit.
• Staff recommends the following changes to the "Stillwater Development/Master Sign Plan", with
strike thru text to be deleted and underlined text to be added so as to be in compliance with Eagle
City Code.
Stillwater ase Development
Master Sign Plan
February l 6th 201-r
Master Sign Plan
This criterion has been established for the mutual benefit for all tenants. Conformance will be
strictly enforced and any non -conforming or unapproved signs must be removed or brought into
conformance at the expense of the tenant.
A. General Anoroval Requirements
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1. Every owner tenant of any the proposed building within Stillwater Development shall be
required to submit signage plans to the Stillwater Architectural Control Committee (ACC), per the
process designated by the Stillwater HOA governing documents, for written approval. A design
review sign application, accompanied by the written approval of the managing entity and ACC
shall be submitted to the City for any proposed signs for City review and approval.
All signs shall be in compliance with the criteria stated herein.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the criteria set
forth hereafter.
3. Tenants or it' s representative must contact the managing entity for a list of approved sign
vendors. All tenant signs shall be designed, constructed and installed at tenant's expense. Tenant
shall be responsible for the operations of tenant sign vendor/contractor. Tenant and sign
vendor/contractor will be liable for any damage committed during installation or service of
signage.
4. Tenant shall be required to keep it' s sign in working order and all surfaces shall be maintained
in good condition. Tenant or it' s representative shall be responsible for cost of maintenance,
service, repair or replacement of tenant's sign, time clock or electrical wiring.
5. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations
of the building structure or monument sign tenant panel in a watertight condition that matches
texture, color, and material used in the construction of the building or monument sign tenant panel.
6. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways
will be permitted.
7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and
Property Manager prior to installation and comply with Eagle City Code.
8. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
9. Conformance will be strictly enforced and any non -conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
B. Subdivision Entry/Multi-tenant Monument Sign
1. One (1) 25' 28- tall multi -tenant monument sign combined with the developments main entry
monument sign will be placed at the southwest corner of Highway 44 and West State Street.
a. The subdivision main entry sign will incorporate the development's name "STILLWATER"
designed with Halo Illuminated Ilse Pan Channel Letters on the Concrete wall and illuminated
with white LED.,
b. The multi -tenant sign will be illuminated by ground mounted LED light fixtures (3000 Kelvin
maximum). The ground mounted light fixtures will be screened by plant material and metal visors
vear-round.
1 2. Tenant panels and locations will be assigned by the Developer.
2 3. Background colors of the tenant panels and cabinets will all be the color White Heron
(SW7627).
3 4. Tenant copy will be fabricated from 1/8" thick flat cutout aluminum and stood off the
tenant panels 1". All tenant copy will be Tricon Black SW6258 only, no colors will be allowed.
Tenants may use their own font and logos, with ACC approval. Vinyl copy of any type will not be
allowed.
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c Mo nt siglr$1 ant Multi-Tsria'_t
cut -sheets
2.6: Sign Locations (see Exhibit A ).
3. Base Required landscaping plan (see Exhibit B attached).
8. Design & Sketches (&z-atta•�'hed)
4. 4-0. The Stillwater HOA Commercial Sub -Association will maintain the Subdivision
Entrv/Multi-tenant Monument Sign. Sign additions, changes, or modifications will be done by the
HOA' s sign vendor at the Tenant or Building owner's/manager's expense.
C. Multi -tenant Monument Signs
1. One (1) (43 25' 2-81 tall multi -tenant monument signs will be placed along the Highway 44
2. Tenant panels and locations will be assigned by the Developer.
3. Background colors of the tenant panels and cabinets will all be the color White Heron
(SW7627).
4. Tenant copy will be fabricated from 1/8" thick flat cutout aluminum and stood off the tenant
panels 1". All tenant copy will be Tricon Black SW6258 only, no colors will be allowed. Tenants
may use their own font and logos, with ACC approval. Vinyl copy of any type will not be
allowed.
5. Multi -tenant mMonument signs to be illuminated by ground mounted
LED light fixtures (3000 Kelvin maximum). The ground mounted light fixtures will be screened
by plant material and metal visors vear-round. -
by-ptart:��te-' 1 arA r..: .. .. _
6. Sign Locations (see Exhibit A placement rJ : a l:tneat).
7. Rase Required landscaping plan (see Exhibit B attached).
8. 4-0: The Stillwater HOA Commercial Sub -Association will maintain the Multi -tenant
Monument Entfy Sign. Sign additions, changes, or modifications will be done by the HOA's sign
vendor at the Tenant or Building owner's/manager's expense.
D. Internal Marketing Signage/Multi-tenant Monument Signs
1. Two (2) 15' tall internal/multi-tenant monument signs will be placed along the West State Street
frontage. These signs will be used to promote the development and transition into multi -tenant
signs.
2. Two (2) 15' tall internal/multi-tenant monument signs will be placed along the East Old Valley
Street frontage. These signs will be used to promote the development and transition into multi -
tenant signs.
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(3) 22' tall multi tenant nyaraY;,
ill :'ire gre iit Et --a allerca-'hese
irar-ait.
3_2 Tenant panels and locations will be assigned by the Developer.
4_3: Background colors of the tenant panels and cabinets will all be the color White Heron
(SW7627).
5_4 Tenant copy will be fabricated from 1/8" thick flat cutout aluminum and stood off the tenant
panels 1". All tenant copy will be Tricon Black SW6258 only, no colors will be allowed. Tenants
may use their own font and logos, with ACC approval. Vinyl copy of any type will not be
allowed.
6_3. Internal Marketing Signage/Multi-tenant Monument signs are to be illuminated by ground
mounted LED light fixtures (3000 Kelvin maximum). The ground mounted light fixtures will be
screened by plant material and metal visors vear-round.
sereened-b p'ant- is
7. 6, Sign Locations (see Exhibit A )
8. Base Required landscaping (see Exhibit B attaehed)
9. -1-0. The Stillwater HOA Commercial Sub -Association will maintain the Internal
Marketing/Multi-tenant Monument Entry Sign. Sign additions, changes, or modifications will be
done by the HOA' s sign vendor at the Tenant or Building owner's/manager's expense.
• The elevation plan of the subdivision entry/multi-tenant monument sign, date stamped by the city
on February 16, 2017, indicates there is an option for an LED reader board to be located on the
multi -tenant portion of the monument sign. Eagle City Code permits automated signs as part of a
monument sign if the city determines the following:
(1) The lighting shall be harmonious with and in accordance with the general objectives, or with
any specific objective of this article;
(2) The lighting shall be installed, operated, and maintained to be harmonious and appropriate in
appearance with the existing and intended character of the general vicinity and will not change the
essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
In addition to the above mentioned criteria, the automated sign is required to meet the criteria as
state in Eagle City Code Section 8-2A-8(C)(8)(b-i) which addresses how often the frame content
may fade, scroll, move, the brightness, overall size, etc. The information provided within this
application does not address this criteria. If the applicant desires to have an automated sign on the
multi -tenant portion of the subdivision entry/multi-tenant monument sign the applicant should be
required to provide revised elevation plans of the subdivision entry/multi-tenant monument sign
showing the specific location and size of the automated sign on the face of the monument sign.
Provide detailed information about the automated portion of the monument sign addressing how
often the frame content may fade, scroll, move, the brightens, etc. in compliance with Eagle City
Code Section 8-2A-8(C)(8)(b-i). The revised elevation plans and detailed information about the
automated sign should be reviewed and approved by the Design Review Board prior to an
automated sign being constructed or installed on the subdivision entry/multi-tenant monument
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sign.
• 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 denial of the requested design
review application since the proposed signage is not in conformance with Eagle City Code Title 8, Section
2, Article A, Chapter 8, Sign Regulations, Subsection C, Provisions and Requirements for Monument
Signs for a Shopping Center. If the Design Review Board approves the application, then staff recommends
that 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 March 23, 2017, 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 4 to 1 (Grubb against; Baer and Germano absent) to approve DR -12-16 for a design
review application for the master sign plan for Stillwater Subdivision for Stillwater Development Partner,
LLC, with the following staff recommended site specific conditions of approval and standard conditions of
approval with text shown with underline to be added and text shown with strike thru to be deleted by the
Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide revised site, landscape, and elevation plans showing one (1) combined subdivision
entry/multi-tenant monument sign, two (2) ene-(1) twenty-five foot (25') high monument signs on
State Highway 44, two (2) fifteen foot (15') high monument signs on West State Street, and two (2)
fifteen foot (15') high monument signs on East Old Valley Street. The vertical steel columns proposed
above the sign area of the monument signs are approved (as shown on the elevations plans date
stamped by the city on February 16. 2017). Revised elevation plans showing the overall square
footage of the subdivision entry monument sign shall not exceed sixty (60) square feet. The revised
site, landscape, and elevation plans shall be reviewed and approved by staff and two members of the
Design Review Board prior to the issuance of a sign permit.
2. The following shall be the master sign plan criteria for Stillwater Development:
Stillwater Development
Master Sign Plan
Master Sign Plan
This criterion has been established for the mutual benefit for all tenants. Conformance will be
strictly enforced and any non -conforming or unapproved signs must be removed or brought into
conformance at the expense of the tenant.
A. General Approval Requirements
1. Every owner of any proposed building within Stillwater Development shall be required to
submit signage plans to the Stillwater Architectural Control Committee (ACC), per the process
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designated by the Stillwater HOA governing documents, for written approval. A design review
sign application, accompanied by the written approval of the managing entity and ACC, shall be
submitted to the City for any proposed signs for City review and approval. All signs shall be in
compliance with the criteria stated herein.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the criteria set
forth hereafter.
3. Tenants or it's representative must contact the managing entity for a list of approved sign
vendors. All tenant signs shall be designed, constructed and installed at tenant's expense. Tenant
shall be responsible for the operations of tenant sign vendor/contractor. Tenant and sign
vendor/contractor will be liable for any damage committed during installation or service of
signage.
4. Tenant shall be required to keep it's sign in working order and all surfaces shall be maintained
in good condition. Tenant or it's representative shall be responsible for cost of maintenance,
service, repair or replacement of tenant's sign, time clock or electrical wiring.
5. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations
of the building structure or monument sign tenant panel in a watertight condition that matches
texture, color, and material used in the construction of the building or monument sign tenant panel.
6. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways
will be permitted.
7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and
Property Manager prior to installation and comply with Eagle City Code.
8. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
9. Conformance will be strictly enforced and any non -conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
B. Subdivision Entry/Multi-tenant Monument Sign
1. One (1) 25' tall multi -tenant monument sign combined with the developments main entry
monument sign will be placed at the southwest corner of Highway 44 and West State Street.
a. The subdivision entry sign will incorporate the development's name "STILLWATER"
designed with Halo illuminated Pan Channel Letters on the Concrete wall and illuminated with
white LED.
b. The multi -tenant sign will be illuminated by ground mounted LED light fixtures (3000
Kelvin maximum). The ground mounted light fixtures will be screened by plant material and
metal visors year-round.
1. Tenant panels and locations will be assigned by the Developer.
2. Background colors of the tenant panels and cabinets will all be the color White Heron
(SW7627).
3. Tenant copy will be fabricated from 1/8" thick flat cutout aluminum and stood off the
tenant panels 1". All tenant copy will be Tricon Black SW6258 only, no colors will be
allowed. Tenants may use their own font and logos, with ACC approval. Vinyl copy of
any type will not be allowed.
2. Sign Locations (see Exhibit A).
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3. Required landscaping (see Exhibit B).
4. The Stillwater HOA Commercial Sub -Association will maintain the Subdivision Entry/Multi-
tenant Monument Sign. Sign additions, changes, or modifications will be done by the HOA' s sign
vendor at the Tenant or Building owner's/manager's expense.
C. Multi -Tenant Monument Sign
1. Two (2) One (1) 25' tall multi -tenant monument signs will be placed along the Highway 44
frontage.
2. Tenant panels and locations will be assigned by the Developer.
3. Background colors of the tenant panels and cabinets will all be the color White Heron
(SW7627).
4. Tenant copy will be fabricated from 1/8" thick flat cutout aluminum and stood off the tenant
panels 1". All tenant copy will be Tricon Black SW6258 only, no colors will be allowed. Tenants
may use their own font and logos, with ACC approval. Vinyl copy of any type will not be
allowed.
5. Multi -tenant monument sign to be illuminated by ground mounted LED light fixtures (3000
Kelvin maximum). The ground mounted light fixtures will be screened by plant material and metal
visors year-round.
6. Sign Location (see Exhibit A).
7. Required landscaping (see Exhibit B).
8. The Stillwater HOA Commercial Sub -Association will maintain the Multi -tenant Monument
Sign. Sign additions, changes, or modifications will be done by the HOA' s sign vendor at the
Tenant or Building owner's/manager's expense.
D. Internal Marketing/Multi-tenant Monument Signs
1. One (1) Two (2) 15' tall internal/multi-tenant monument signs will be placed along the West
State Street frontage. These signs will be used to promote the development and transition into
multi -tenant signs.
2. Two (2) 15' tall internal/multi-tenant monument signs will be placed along the East Old Valley
Street frontage. These signs will be used to promote the development and transition into multi -
tenant signs.
3. Tenant panels and locations will be assigned by the Developer.
4. Background colors of the tenant panels and cabinets will all be the color White Heron
(SW7627).
5. Tenant copy will be fabricated from 1/8" thick flat cutout aluminum and stood off the tenant
panels 1". All tenant copy will be Tricon Black SW6258 only, no colors will be allowed. Tenants
may use their own font and logos, with ACC approval. Vinyl copy of any type will not be
allowed.
6. Internal Marketing/Multi-tenant Monument signs are to be illuminated by ground mounted
LED light fixtures (3000 Kelvin maximum). The ground mounted light fixtures will be screened
by plant material and metal visors year-round.
7. Sign Locations (see Exhibit A).
8. Required landscaping (see Exhibit B).
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9. The Stillwater HOA Commercial Sub -Association will maintain the Internal Marketing/Multi-
tenant Monument Sign. Sign additions, changes, or modifications will be done by the HOA's sign
vendor at the Tenant or Building owner's/manager's expense.
3. Provide revised elevation plans of the subdivision entry/multi-tenant monument sign showing the
specific location and size of the automated sign on the face of the monument sign. Provide detailed
information about the automated portion of the monument sign addressing how often the frame content
may fade, scroll, move, the brightens, etc. in compliance with Eagle City Code Section 8-2A-
8(C)(8)(b-i). The revised elevation plans and detailed information about the automated sign shall be
reviewed and approved by the Design Review Board prior to an automated sign being constructed or
installed on the subdivision entry/multi-tenant monument sign.
4. A sign permit is required prior to the installation of any signs on this site.
5. Ensure that the proposed monument sign locations do not impede the traffic vision triangle
6. Upon completion of the monument signs, the applicant shall request a site inspection to be completed
by the Planning and Zoning Department. Upon verification that the monument signs and landscaping
have been completed in compliance with the approved plans, a certificate of completion will be issued.
7. Provide cross sections along State Highway 44, West State Street, and East Old Valley Road showing
the height of the monument signs in relation to the centerline of the adjacent road to assure the height
of the sign areas (excluding the steel columns permitted within site specific condition number 1) do
not exceed the maximum allowed height (25 -feet along State Highway 44 and 15 -feet along West State
Street and East Old Valley Road). The cross sections shall be reviewed and approved by staff and two
members of the Design Review Board prior to the 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.
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 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.
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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 February 16, 2017.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -12-16) 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 as described herein.
The Board recognizes that Eagle City Code allows two (2) monument signs per street frontage for a
shopping center twenty (20) acres in size or larger. The Board understands that Eagle City Code
permits the suspension or relaxation of the number, height, and/or locations of signs through the
master sign plan approval process when the Board finds that the development exhibits unique
architectural styles, land uses, and/or when normal visibility from a public street would be limited or
restricted. To this end, the Board approves one additional monument sign along State Highway 44, as
the applicant has only requested one monument sign along West State Street, where two monument
signs would otherwise be permitted. It is the Board' s opinion that the monument signs, as proposed,
are well designed with regard to the materials, colors, and scale in relation to the landscape berm and
the architecture of the proposed buildings. The Board determined the allowance of an additional
monument sign along State Highway 44 would improve visibility for the commercial uses within the
development that would otherwise have restricted or limited visibility from the highway due to the
size, height, and architectural style of the buildings proposed within the development. Based on this
information and analysis the Board approves two multi -tenant monument signs along State Highway
44, one combined subdivision entry/multi-tenant monument sign along State Highway 44, one internal
marketing/multi-tenant monument sign along West State Street, and two internal marketing/multi-
tenant monument signs along East Old Valley Street.
DATED this 13th day of April 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
ATTEST:
amuse
_Ob.( Sharon K. Bergmann, Eagle City Clerk
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