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Findings - DR - 2017 - DR-27-17 - Master Sign Plan For Muti-Tenant Retail/Restaurant @ 1592 E Riverside DriveBEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION ) FOR A DESIGN REVIEW FOR A MASTER ) SIGN PLAN FOR A MULTI -TENANT ) RETAIL/RESTAURANT BUILDING FOR ) RENNISON COMPANIES, INC. ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR -27-17 The above -entitled design review application came before the Eagle Design Review Board for their action on July 13, 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: Rennison Companies, Inc., represented by Walter Lindgren with Lindgren:Labrie Architecture, PLLC, is requesting design review approval for a master sign plan for a multi -tenant retail/restaurant building. The 0.64 -acre site is located on the northeast corner of East Riverside Drive and South Edgewood Lane at 1592 East Riverside Drive within Tennis Club Plaza Subdivision No. 1. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on June 8, 2017. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On May 22, 2007, the City Council approved an annexation and rezone from RUT (Rural Urban Transition — Ada County designation) and MU (Mixed Use) to MU -DA (Mixed Use with Development Agreement) for Cornerstone Group, LLC (A-18-06/RZ-24-06). On July 24, 2007, the City Council approved a preliminary plat for Eagle Gateway South Subdivision for Cornerstone Group, LLC (PP -21-06). On October 16, 2007, the City Council approved a design review for the common area landscaping for Eagle Gateway South Subdivision for Cornerstone Group, LLC (DR -33-07). On June 10, 2008, the City Council approved a modification to the development agreement to change a "Hotel" use (shown as "C" conditional use under the MU zoning designation within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations") to a permitted use on the property associated with Eagle Gateway Subdivision for Eagle Gateway South, LLC (RZ-24-06 MOD). On September 23, 2008, the City Council approved a modification to the development agreement and associated exhibits within the development agreement to allow for an overall building height of 39 - feet, decorative parapet walls of 46 -feet, entrance parapet height of 48 -feet, and an entryway feature height of 58 -feet. The modification also approved a digital reader board not to exceed two hundred square (200) feet (RZ-24-06 MOD2). On July 28, 2008, the City Council approved a parcel division for Cornerstone Group, LLC (PD -02- 08). On September 23, 2008, the City Council approved a modification to the development agreement for a Page 1 of 9 K:'Planning Dept\Eagle Applcations\Dr\2017\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. 1 MSP drf.doc building height exception and allow for a digital reader board associated with a movie theater (RZ-24- 06 MOD2). On October 7, 2008, the City Council approved a design review application for a movie theater for Riverwood Cinemas for Ogden Entertainment (DR -54-08). On June 25, 2013, the City Council approved a modification to the development agreement and associated exhibits within the development agreement to allow for a Commercial Entertainment Facility (Tennis and outdoor recreational facility), Nursing/Convalescent Home, and a building height exception for the tennis facility not to exceed 45 -feet in height and a height exception for a hotel to not exceed 60 -feet in height (RZ-24-06 MOD3). On June 27, 2013, the Design Review Board approved a design review application for a commercial entertainment facility for the Eagle Tennis Facility (DR -19-13). On January 9, 2014, the Design Review Board remanded the design review application to modify a commercial entertainment facility for the Eagle Tennis Facility to staff (DR -19-13 MOD). On January 28, 2014, the City Council approved a preliminary plat application for Tennis Club Plaza Subdivision (PP -13-13). On March 27, 2014, the Design Review Board approved a design review application to modify a commercial entertainment facility for the Eagle Tennis Facility (DR -19-13 MOD2). On June 25, 2015, the Design Review Board approved a design review application to modify a commercial entertainment facility for the Eagle Tennis Facility (DR -19-13 MOD3). On July 14, 2015, the City Council approved a final plat application for Tennis Club Plaza Subdivision No. 1 (FP -17-14). On March 24, 2016, the Design Review Board approved a design review application to construct a 2,180 -square foot restaurant with drive-through for Starbucks within Tennis Club Plaza Subdivision No. 1 (DR -17-16). On June 23, 2016, the Design Review Board approved a design review application for a master sign plan for East End Riverside (DR -35-16). On June 29, 2016, the City approved a design review application to modify the green screens proposed on the Eagle Tennis Club Facility (DR -19-13 MOD4). On August 10, 2016, the City approved a design review application for the common area landscaping within Tennis Club Plaza Subdivision No. 2 (DR -19-13 MODS). D. COMPREHENSIVE PLAN DESIGNATION: Mixed Use E. ZONING DESIGNATIO: MU -DA (Mixed Use with a development agreement) F. COMPANION APPLICATIONS: DR -26-17 (multi -tenant retail/restaurant building) Page 2 of 9 K:'Planning Dept\Eagle Applications\Drt2017\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. 1 MSP drf.doc G. SIGNAGE: Building Wall Sign Sign Data Proposed Wall Sign Dimensions Varies depending on tenant's font logo Area of Signage Varies depending on tenant's font logo Illumination Halo illuminated, illuminated by floodlighting Required and 10% of the total area of the building face (maximum) and 10% of total area of building face (maximum) Interior -illumination prohibited Monument Sign Sign Data Proposed Required Sign Dimensions 6' high (maximum) 6' high (maximum)* Area of Signage Illumination Sign Landscaping 40 -square feet (tenant sign area) 40 -square feet (maximum)* "E—E" Symbol — embossed in concrete Interior -illumination prohibited Tenant signs — exposed neon 140 -square feet 138 -square feet (minimum) *Note: Sign dimensions and area of signage approved within the East End Riverside master sign plan (DR -35-16). 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. a. The "overall sign concept" for multi -tenant business centers to assure that it addresses the continuity between tenant sign design and building design; Page 3 of 9 K:\Planning Dept\Eagle Applications\Dr\2017\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. 1 MSP drf.doc 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(C): Provisions and Requirements: 1. Wall Signs (Flat And Perpendicular): b. Each business within a multi -tenant building shall be allowed a maximum of three (3) wall signs provided that each sign is placed on a different side of the building. d. For a multi -tenant building the total sign area of all wall signs shall not exceed ten percent (10%) of the area of the building face to which they are attached, except that the total sign area for wall signs that are visible from a state highway shall be a maximum of twenty percent (20%) of the area of the building face to which they are attached. • 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 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. • 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 Page 4 of 9 KAPlanning Dept\Eagle Appltcations'Dr\2017\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. I MSP drf.doc 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 has shown on the elevation plans, date stamped by the city on June 8, 2017, the specific areas for tenant signage upon the multi -tenant retail/restaurant building. The business identification words or phrases and logo are required to be located within the approved area. • Staff recommends the following changes to the "1592 East Riverside Drive Master Sign Plan for a Multi -tenant Retail/Restaurant Building", with underlined text to be added so as to be in compliance with Eagle City Code. 1592 East Riverside Drive Master Sign Plan For a Multi -Tenant RetaiVRestaurant Building 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 building wall signs and monument sign tenant panelssigns 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 (measured from the wall plane to the greatest proiection of all components). Wall Signs may be surface -mounted or peggedheld 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 are proposed for all 4 sides of the building. Each tenant may be permitted up to a maximum of three (3) building wall signs provided that managing entity approval is received and each sign is placed on a different side of the building. Tenant signage shall not exceed 10% of the building face of the leased area and all signage on each elevation shall not exceed a total of 10% of the building face area. Site Specific Requirements: 1. Wall Signs shall be parallel to the face of the building. Page 5 of 9 K:'Planning Dept'Eagle Applications \Dr12017\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. 1 MSP drtdoc 2. Wall Sign Illumination: a. The building facade 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. 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 one (1) tenant monument sign will be allowed on the property adjacent to the street it fronts. 2. The monument sign shall be Type TS -2 as approved in the master sign plan for the development (DR -35-161. • Upon completion of the building wall signage and monument sign (including tenant panel), the applicant should be required to request a site inspection to be completed by the Planning and Zoning Department. Upon verification that the wall signage and monument signage have been completed in compliance with the approved plans, a certificate of completion will be issued. • Staff defers comment regarding the master sign plan criteria 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 July 13, 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 3 to 0 (Grubb, Schafer, Baer, and Germano absent) to approve DR -27-17 for a design review application for the master sign plan for a multi -tenant retail/restaurant building for Rennison Companies, Inc., with the following staff 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 criteria for 1592 East Riverside Drive within Tennis Club Plaza Subdivision No. 1: Page 6 of 9 K:Planning Dept\Eagle Applications\Dr\20l7\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. 1 MSP drfdoc 1592 East Riverside Drive Master Sign Plan Multi -Tenant Retail/Restaurant Building 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 building wall signs and monument sign tenant panels 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 (measured from the wall plane to the greatest projection of all components). Wall Signs may be surface -mounted or pegged 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 are proposed for all 4 sides of the building. Each tenant may be permitted up to a maximum of three (3) building wall signs provided that managing entity approval is received and each sign is placed on a different side of the building. Tenant signage shall not exceed 10% of the building face of the leased area and all signage on each elevation shall not exceed a total of 10% of the building face area. Site Specific Requirements: 1. Wall Signs shall be parallel to the face of the building. 2. Wall Sign Illumination: a. The building facade 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. 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 one (1) tenant monument sign will be allowed on the property adjacent to the street it fronts. 2. The monument sign shall .be Type TS -2 as approved in the master sign plan for the development (DR -35-16). 2. Upon completion of the building wall signage and monument sign tenant panel signage, the applicant should be required to request a site inspection to be completed by the Planning and Zoning Page 7 of 9 K:\Planning Dept\Eagle Applications\Dr\2017\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. 1 MSP drf.doc Department. Upon verification that the wall signage and monument signage have been completed in compliance with the approved plans, a certificate of completion will be issued. 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 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 Board reviewed the particular facts and circumstances of this proposed design review application (DR -27-17) 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 Board 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. All signs will be required to be harmonious with the architectural design of the building, and will not cover or detract from desirable architectural features since the criteria of the master sign plan is in conformance with Eagle City Code. Page 8 of 9 K:\Planning Dept\Eagle Applications 1Dr120I7\DR-27-17 Multi -tenant Retail -Restaurant Bldg in TCP Sub No. 1 MSP drf.doc DATED this 27th day of July 2017. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaho --', r...ii, Robert Gru , Chairman ATTEST: v�Q (p✓ Sharon Bergmann, Nagle City Clerk Page 9 of 9 KAPlanning Dept\Eagle Applications\Dr12017\DR-27-17 Multutenant Retail -Restaurant Bldg in TCP Sub Nn. 1 MSP drf.doc