Findings - CC - 2018 - DR-56-17 - Master Sign Plan For The Bridges At LakemoorBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A MASTER
SIGN PLAN FOR THE BRIDGES AT
LAKEMOOR FOR HAWKINS COMPANIES
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -56-17
The above -entitled design review application came before the Eagle City Council for their action on January
24, 2017. 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:
Hawkins Companies, represented by Brandon Whallon, is requesting design review approval for the
master sign plan for The Bridges at Lakemoor. The 25.15 -acre site is located on the southeast corner
of South Eagle Road and East Colchester Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 1, 2017. Supplemental
information was received by the City of Eagle on December 5, 2017 (revised monument sign landscape
plan).
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 28, 1992, the City Council denied an annexation, rezone, and preliminary plat (A-91/ R2-
91/ PP -91) for Fall Creek Subdivision.
On January 4, 1993, the City Council approved an annexation, rezone, and preliminary plat (A-91/ R2-
91/ PP -91) for a revised version of Fall Creek Subdivision. That preliminary plat approval has since
lapsed.
On July 22, 2003, the City Council approved a Comprehensive Plan Amendment (CPA -4-02) to change
the land use designation on the Comprehensive Plan Land Use Map from Residential Two (up to two
dwelling units per acre) to Mixed Use, an annexation and rezone (A-3-02 & RZ-5-02) from RUT (Rural
Urban Transitional) to MU -DA (Mixed Use with Development Agreement) and a rezone from R-2
(Residential -up to two dwelling units per acre) to MU -DA (Mixed Use with Development Agreement)
for this site for B.W. Eagle, Inc.
On May 10, 2005, the City Council approved the preliminary plat for Lakemoor Subdivision a 178.52 -
acre, 240 -lot (142 -residential, 53 -commercial, 45 -common) subdivision (PP -03-05).
On February 28, 2006, the City Council approved the final plats for Lakemoor Subdivision No. 1 and
Lakemoor Subdivision No. 2 for DMB Investments, Inc. (FP-13-05/FP-14-05).
On June 19, 2007, the City Council approved a modification to the development agreement for DMB
Investments, LLC, and Eagle Lifestyle Center, LLC, by amending and restating the original
development agreement (recorded as Instrument No. 105048971) (RZ-05-02 MOD).
On December 8, 2008, the City Council approved the final plat for Lakemoor Subdivision No. 3 for
DMB Investments, LLC (FP -04-06).
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On December 15, 2009, the City Council approved a two (2) year extension of time for the final plat
for Lakemoor Subdivision No. 3 for DMB Investments, LLC. The extension of time is valid until
December 8, 2011 (EXT -21-09).
On October 25, 2011, the City Council approved a one (1) year extension of time for the final plat for
Lakemoor Subdivision No. 3 for DMB Investments, LLC. The extension of time is valid until
December 8, 2012 (EXT -08-11).
On February 26, 2013, the City Council approved a development agreement modification to convert
two (2) commercial areas (Areas F and G) to single-family residential, address the setbacks within
Areas F and G, remove a partner (Eagle Lifestyle Center, LLC) from the development agreement, and
allow for an assisted living facility as a permitted use within Area E (RZ-05-02 MOD2).
On February 26, 2013, the City Council approved a preliminary plat modification for a 330 -lot (231
buildable [82 attached, 149 detached], 39 mixed use, 59 common [5 private road], and 1 well lot)
residential subdivision for DMB Investments, LLC (PP -03-05 MOD).
On June 25, 2013, the City Council approved the final plat for Lakemoor Subdivision No. 4 for DMB
Investments, LLC (FP -04-13).
On June 25, 2013, the City Council approved the final plat for Lakemoor Subdivision No. 5 for DMB
Investments, LLC (FP -07-13).
On July 14, 2015, the City Council approved the final plat for Lakemoor Subdivision No. 6 for DMB
Investments, LLC (FP -08-15).
On February 23, 2016, the City Council approved a modification to the development agreement for
William Shultz (RZ-05-02 MOD3).
On April 12, 2016, the City Council approved the final plat for Lakemoor Commercial Subdivision for
Hawkins Companies, LLC (FP -02-16).
On August 9, 2016, the City Council approved a rezone with development agreement, development
agreement modification, (development agreement in lieu of a PUD), and a preliminary plat
modification for a 409 -lot (existing platted 223 residential, 14 commercial, and 21 common [7 private
road]; proposed 117 residential lots [32 attached], 16 commercial lots, 18 common lots [3 private street
lots and 1 utility lot]) for DMB Investments/B.W. Eagle, Inc. (RZ-03-16/RZ-05-02 MOD4 and PP -03-
05 MOD2).
On September 13, 2016, the City Council denied a development agreement modification (development
agreement in lieu of a PUD) for Hawkins Companies (RZ-05-02 MODS).
On September 27, 2016, Hawkins Companies requested the City Council reconsider their decision to
deny the development agreement modification (development agreement in lieu of a PUD). The City
Council directed staff to provide public notice for a reconsideration public hearing regarding the
development agreement modification (development agreement in lieu of a PUD) to occur on October
25, 2016 (RZ-05-02 MODS).
On October 25, 2016, the City Council approved a development agreement modification (development
agreement in lieu of a PUD) for Hawkins Companies (RZ-05-02 MODS).
On January 12, 2017, the Design Review Board approved a design review application to construct a
10,620 -square foot multi -tenant retail/restaurant building (DR -51-16).
On January 12, 2017, the Design Review Board approved a design review application to construct a
10,620 -square foot multi -tenant retail/restaurant building with drive-through (DR -52-16).
On April 25, 2017, the City Council approved a design review application to construct a 10,620 -square
foot multi -tenant retail/restaurant building (AA -01-17).
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On April 25, 2017, the City Council approved a design review application to construct a 10,620 -square
foot multi -tenant retail/restaurant building with drive-through (AA -02-17).
D. COMPREHENSIVE PLAN: Mixed Use
E. ZONING DESIGNATION: MU -DA (Mixed Use with a development agreement)
F. COMPANION APPLICATIONS: None
G. SIGNAGE:
Future Tenant Building Wall Signs (Single -tenant building)
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Proposed
Varies depending on tenant's font and logo
Varies depending on tenant's font and logo
Exposed neon, interior -illumination, halo
illuminated
Required*
N/A
10% of the total area of the building
face (maximum, non -State
Highway)
20% of the total area of the building
face (maximum, State Highway)
Interior -illumination permitted
within the development agreement
*Note: Area of signage and illumination approved within the Lakemoor Development Agreement (RZ-05-02 MOD5).
Future Tenant Building Wall Signs (Multi -tenant
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Proposed
Varies depending on tenant's font and logo
Varies depending on tenant's font and logo
Exposed neon, interior -illumination, halo
illuminated
building)
Required*
Varies depending on tenant's lease
space
10% of the total area of the building
face (maximum, non -State
Highway)
20% of the total area of the building
face (maximum, State Highway)
Interior -illumination permitted
within the development agreement
*Note: Area of signage and illumination approved within the Lakemoor Development Agreement (RZ-05-02 MODS).
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Future Tenant Building Wall Signs (Multi -tenant buildin;s "Shops 2 & 3")
Sign Data Proposed
Wall Sign Dimensions Varies depending on tenant's font and logo
Area of Signage Varies depending on tenant's font and logo
Illumination
Required*
Varies depending on tenant's lease
space
10% of the total area of the building
face (maximum, non -State
Highway)
20% of the total area of the building
face (maximum, State Highway)
Exposed neon, interior -illumination, halo Interior -illumination permitted
illuminated within the development agreement
*Note: Area of signage and illumination approved within the Lakemoor Development Agreement (RZ-05-02 MODS).
Two Subdivision Entry/Shopping Center Monument Signs (Eagle Road/SH-55)
Sign Data Proposed Required
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Materials
5' 4" high x 13' 8" wide (subdivision entry sign) 8' high (maximum -subdivision
entry signage)
25' high x 20' wide (shopping center signage) 25' high (maximum -shopping
center signage)**
213 -square feet total
14 -square feet (subdivision entry signage) 60 -square feet (maximum -
subdivision entry signage)
199 -square feet (shopping center signage) 200 -square feet (maximum)**
Punch through letters
Ground -mounted light fixtures
642 -square feet (approximately)
Double faced internally illuminated pylon sign
with push through letters, Nichiha vintage wood
with pin mounted HDU letters and dimensional
barn red logo, concrete footer, satin black metal
frame, concrete skinned center frame and oiled
bronze wrap.
Interior -illumination permitted
within the development
agreement*
639 -square feet (minimum)
N/A
*Note: Illumination approved within the Lakemoor Development Agreement (RZ-05-02 MODS).
**Note: Height and square footage allowed for shopping center monument signs when located adjacent to a state highway.
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Four Single -tenant Monument Signs (adjacent to Eagle Road/SH-55)
Sign Data
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Materials
Proposed
7' 6" high x 9' wide
24 -square feet
Punch through letters
Ground -mounted light fixtures
72 -square feet (approximately)
Double faced internally illuminated pylon
sign with push through letters, Nichiha
vintage wood with dimensional barn red
logo, concrete footer, satin black metal
frame, concrete skinned center frame and
oiled bronze wrap.
Required
8' high (maximum)**
60 -square feet (maximum)**
Interior -illumination permitted
within the development agreement*
72 -square feet (minimum)
N/A
*Note: Area of signage and illumination approved within the Lakemoor Development Agreement (RZ-05-02 MODS).
**Note: Height and square footage allowed for monument signs when located adjacent to a state highway.
Four Single -tenant Monument Signs (adjacent to East Colchester Drive/East Eagles Gate Drive)
Sign Data Proposed
Sign Dimensions
Area of Signage
Illumination
5' 10" high x 6' 8" wide
15.5 -square feet
Punch through letters
Sign Landscaping 47 -square feet (approximately)
Required
6' high (maximum)
40 -square feet (maximum)
Interior -illumination permitted
within the development agreement*
47 -square feet (minimum)
Materials Double faced internally illuminated pylon N/A
sign with push through letters, Nichiha
vintage wood with dimensional barn red
logo, concrete footer, satin black metal
frame, concrete skinned center frame and
oiled bronze wrap.
*Note: Illumination approved within the Lakemoor Development Agreement (RZ-05-02 MODS).
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)
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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 -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.
DRIVE-THROUGH/DRIVE-UP SERVICE MENU BOARD SIGN: A sign identifying products
for sale and prices for those products. The menu board sign may include business identification.
FACE OF SIGN: The surface of the sign area upon, against or through which the message is
displayed or illustrated.
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.
ILLUMINATION, EXTERNAL: A sign that is affected by an artificial light source that is not
contained within the sign itself.
ILLUMINATION, HALO: Illumination of a sign from a light source that is not visible and is
concealed or contained within the sign or located between the sign and the structure/wall.
Illumination from the source of the light becomes visible in darkness when the light is reflected
off of the wall/structure upon which the sign is attached.
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ILLUMINATION, INTERNAL: Illumination of a sign from any light source that is concealed or
contained within the sign and becomes visible in darkness through a translucent surface, except
for illumination, punch through letter signs. This includes characters, letters, figures, designs or
outline which is illuminated by gas filled luminous tubes, such as neon, argon or fluorescent.
ILLUMINATION, PUNCH THROUGH LETTER: A sign with letters, logos or other sign
graphics that are opaque (no light is permitted to shine through them), that are attached to a sign
cabinet or structure that allows light to shine through it. The distance between the letters, logos,
or other sign graphics and the background (surface of the cabinet or structure) is a maximum of
one-half inch ('/z"). The light source is concealed within the cabinet or structure and is not visible
except that illumination from the light source shines though transparent (nonopaque) background
material for no more than one-fourth inch (1/4") around the letters, logo, and other graphics,
creating a halo effect.
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.
WALL SIGN (FLAT): A sign attached to or erected against the wall of a building or structure
with the face of the sign parallel to the plane of said wall, and not extending over twelve inches
(12") from the wall of the building or structure.
WINDOW SIGN: All signs located inside and affixed to, painted on or within three feet (3') of
windows of a building, whether temporary or permanent, lighted or unlighted, which may be
viewed from the exterior of the building. The term does not include merchandise located within
three feet (3') of the window.
• Eagle City Code Section 8 -2A -8(C): Provisions and Requirements:
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1. Wall Signs (Flat And Perpendicular):
a. A single -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.
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.
c. For a single -tenant building the total sign area of any wall sign shall not exceed ten percent
(10%) of the area of the building face to which it is attached, except that any wall sign that is
visible from a state highway shall be permitted a maximum of twenty percent (20%) of the
area of the building face to which it is attached.
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.
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.
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.
g. The minimum distance between monument signs on a single parcel, shall be one hundred
feet (100').
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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.
6. Drive-Through/Drive-Up Service Menu Board Signs:
a. Shall not exceed seven feet (7') in height and the sign area shall not exceed thirty-five (35)
square feet.
b. Internal illumination may be permitted 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.
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.
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. (Ord. 699, 5-28-2013)
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. An example is shown as follows:
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L
•
O O
t 3 x 63 = 189 s.f.
IBJ
• 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.
C. DEVELOPMENT AGREEMENT PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
3.8 All development on Property shall be consistent with the Commercial Design Guidelines (Exhibit
D), attached hereto and incorporated herein by reference.
D. DISCUSSION:
• The applicant has shown on a concept plan the proposed locations of two (2) subdivision
entry/shopping center monument signs, four 6 -foot tall single tenant monument signs, and four 8 -
foot tall single tenant monument signs for the site
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• Pursuant to Eagle City Code Section 8-2A-8(C)(2)(f), single -tenant buildings within a shopping
center and adjacent to a roadway are permitted one monument sign. Single -tenant building
monument signs located adjacent to a roadway are permitted to be six feet (6') tall with a maximum
sign area of forty (40) square feet. Single -tenant building monument signs located adjacent to any
state highway are permitted to be eight feet (8') tall with a maximum sign area of sixty (60) square
feet. The concept plan identifies three single tenant monument signs adjacent to West Colchester
Drive and East Eagles Gate Drive at eight feet (8') tall. The applicant should be required to provide
a revised concept plan identifying all single -tenant monument signs located adjacent to West
Colchester Drive and East Eagles Gate Drive to be six feet (6') tall. The revised concept plan should
be reviewed and approved by staff prior to the issuance of a sign permit.
• Staff recommends the following changes to the "The Bridges at Lakemoor Planned Sign Program,"
with underlined text to be added and strike through to be deleted so as to be in compliance with
Eagle City Code.
The Bridges at Lakemoor
Master Sign Plan
GENERAL
The following criteria has been established for the purpose of assuring a consistent sign designed
program for the mutual benefit of all occupants, flexibility of design is encouraged and at the
same time overall visual harmony is maintained. Conformity with these criteria will be enforced
by the developer/landlord & city. Any sign non -conforming or unapproved will be brought into
conformity at the expense of the tenant.
SUBMITTAL & APPROVALS
There is a formal process for the development review; and approval of business identification
signs at the center. All tenant signage is subject to the developer/landlord written approval.
Approval will be granted based upon the following criteria:
1. Design, fabrication, and method of installation of all signs shall conform to this sign program;
2. Proposed signage is in harmony with adjacent signs and conditions.
SUBMITTAL TO THE OWNER
Tenant shall submit three (3) copies of detailed shop drawings to owner for approval prior to city
submittal or sign fabrication. Sign drawings are to be prepared by a state licensed sign contractor.
All signs must conform to the city requirements of the Planning and Zoning and& Building
Departments.
Submittals shall include the following:
Tenant elevations
Scaled elevation of tenants signs depicting the proposed sign design and all the dimensions as
they relate to the tenant's sign;
Exhibit from Public Right of Way (ROW) showing sign's relation to tenants leased space.
Shop Drawings
Fully dimensioned and scaled shop drawings specifying exact dimensions, copy layout, type
styles, materials, colors, means of attachment, illumination, electrical specifications, and all other
construction details.
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SUBMITTAL TO CITY
Three (3) full sets of plans must be approved by owner prior to permit application. Tenant to have
his or her sign contractor to submit to the city and will be responsible for all applicable
application, permit,. and building fees.
TENANT'S RESPONSIBILITY
1. Tenant's sign contractor shall carry workman's compensation and public liability insurance
against all damage suffered or done by any and all persons and or property while engage in
the amount of $1,000,000 per occurrence. Evidence of this insurance must be provided to
developer/landlord prior to installation.
2. The owner may, at his discretion and at the tenants' expense correct, replace, or remove any
sign that is installed without written approval.
3. Tenant shall be responsible for the following expenses relating to signage at his or her store:
a) 100% approval and permit processing costs and application fees,
b) 100% of costs for sign fabrication and installation.
4. Upon vacancy, tenant shall remove sign and restore fascia to original condition at tenant's
sole cost and expense within fifteen (15) days of expiration of term or earlier termination of
tenant's lease.
a) Tenant to provide wiring, power, and final hook up from landlord house panel to J -box.
b) Tenant that occupy monument signs or the freestanding sign shall be responsible for
their prorate share of the cost for its manufacture, installation, maintenance, and city
permits.
DESIGN GUIDELINES
The purpose of establishing these design guidelines is to ensure that each tenant sign will
contribute to the center's success. High quality signage, which reflects the integrity of the
architecture, will be encouraged. Tenant individual signs should incorporate a diversity of sign
styles, icons and materials.
A. MATERIALS
Materials may include. but not limited to: steel, aluminum, 21ass, plastic, acrylic, and stucco.
Tenant signage materials shall be - - .: • - € *2c :ve.teFialx subject
toe€ owner and city approvals.
Exhibit A
Stti SUNI
Page 12 of 33
K•\Planning I)ept\Eagle Applications \Dr\?017\DR•56• 17 The Bridges at lakemour MSP ccidocx
Exkit B
Exhibit -G
Duni illi r:. tea ,, n e, ,ette.
Exhibit -D
B.
ILLUMINATION
Tenant signage should incorporate the following acceptable lighting method subject to owner
and city approval:
• Exposed Neon
• Floodlighting LED
• Face-Lit/Internal-illumination
• Back -Lit, and
• Halo Illumination
• Dual illumination
Face-lit/internally-illuminated letters are defined as: letters that are produced with a translucent
material that are custom designed for LED lighting. Typical backs are formed in white to better
reflect the LED lights. LEDs are secured to the backs with double faced tape and special hold
Page 13 of 33
K:\Planning Dept\lagle Applications \DA2017\DR-56-17 The Bridges at Lakemoor MSI' eel does
down blocks. Average letter depths are recommended to be 2"-2-1/2"deep with a minimum stroke
of around 1-1/4".
Dual illuminated letters are defined as: built up letters or built up logos that are combined with
internal illumination, using the latest LED technology, and the faces remain opaque a halo
illumination effect is produced. A number of different effects can be produced by using fret cut
and push through clear or opal acrylic faced with either opaaue acrylic, digital print or vinyl.
Alternatively stand-off locators can be applied to solid opaque built uo letters which allow light to
appear from behind the letter or logo creating a different halo effect.
Exhibit A — Face -lit channel letters,
SIIMSUNII
Exhibit B - Halo illuminated channel letters,
Exhibit C - Internally lit channel letters,
Page 14 of 33
K:\PIammng Dep61:aglc Applrcatmns\Dr\21,17\DR 56-17 The Rndgcs at Lakcmoor MSP eel docx
Exhibit D - Dual illuminated channel letters.
C.
TYPE STYLES AND LOGOS
The use of logos distinctive typestyles is encouraged for all tenant signs. Tenants may adopt
established typestyles and logos. These images must be architecturally compatible and
approved by developer/landlord.
D. SIGN COLORS AND FINISHES
All tenant sign colors must be approved by the developer/landlord and city prior to
fabrication to assist in achieving a harmonious blend of color throughout the center. The
following guidelines are to be adhered to:
CORPORATE SIGNAGE COLORS AND LOGOS ARE ACCEPTABLE.
E. TENANT SIGN ALLOCATION
Sign quantities and areas set forth in this program are deemed fair and appropriate for the
current tenant occupancies. In the event that tenant leasehold spaces are divided or combined
in the future, sign locations, areas, and quantities may change, provided that the overall sign
area and other sign size limitations as set forth by this program are not exceeded.
F. SIZE AND QUANTITIY
Sizes and quantities for tenant signs shall be outlined in this criteria for each sign type.
G. PROHIBITED SIGNS
The following signs are prohibited by owner:
• Temporary signs, window signs, placards, flags, pennants, and banners of any type shall
be prohibited, except as otherwise previously approved by the owner and the city prior to
installation.
• No animated, flashing, audible, off -premise, or vehicle signs are allowed.
• No exposed raceways, cross-over conduits, neon tube conductors,. or exposed
transformers are allowed.
• No cabinet sins are allowed.
Page 15 of 33
K:U'lanning Dept \Eagle Apphcattons\DA2017\UR S6. 17 The Bridge. at Lakemoor MSP cct docx
Site and Signage Plan
Change to
Single
Tenant 6'
1
CA.
:J
A 110
Co t9
W CD
=
= 7
to N
E. E.
02 0)
Change to
Shopping Center
Change to
Single
Tenant 6'
Change to
Single
Tenant 6'
SUBDIVISION ENTRY/SHOPPING CENTER MONUMENT SIGNSQ& Center Sign
DESCRIPTION
Double faced internally illuminated free-standing pylon sign
Materials include "Push -Through" letters; Nichiha Vintage wood; Concrete footer; satin black
metal frame; concrete skinned center frame and oiled bronze wrap. Sign is twenty-five (25) feet
tall, with two -hundred (200) square feet of copy area maximum for the Shopping Center sign
and sixty (60) scauare feet of copy area for the subdivision entry sign.
Tenant panels shall be a four -inch thick oiled bronze metal routed with tenant's text. The "push
through" letters shall not extrude out from the sign more than' ", and all text shall be white.
Page 16 of 33
K:\Planning Dept\Eagle ApplicationsU)r2017\DR-56-17 The Bridge:: at Eakcmoor MSP ccl:docx
"Push through" illumination is defined as push through Alex lettering that is back -lit so that light
can clearly illuminate the text and does not have a halo effect.
THE BR.IDGYE=S1'
I i i i 1
SINGLE TENANT 8' MONUMENT SIGNS (HIGHWAY)
MONUMENTS
DESCRIPTION
Double faced internally illuminated free-standing pylon sign
Materials include "Push -Through" letters; Nichiha Vintage wood; Concrete footer; satin black
metal frame; concrete skinned center frame and oiled bronze wrap. Sign is eight (8) feet in
height, with a maximum of sixty (60) square feet of copy area.
Tenant panel shall be a 3'4 -inch thick oiled bronze metal routed with tenant's text. The "push
through" letters shall not extrude out from the sign more than 1", and all text shall be white.
"Push through" illumination is defined as push through plex lettering that is back -lit so that light
can clearly illuminate the text and does not have a halo effect.
SINGLE TENANT 6' MONUMENT SIGNS
DESCRIPTION of pads signage not viewable from State Highway 55
Double faced internally illuminated free-standing pylon sign
Materials include "Push -Through" letters; Nichiha Vintage wood; Concrete footer; satin black
metal frame; concrete skinned center frame and oiled bronze wrap. Sign is six (6) feet tall, with a
maximum of forty (40) square feet of copy area.
Tenant panel shall be a 31/4 -inch thick oiled bronze metal routed with tenant's text. The "push
through" letters shall not extrude out from the sign more than' ", and all text shall be white.
1'11
1A 1 „ 1 ,
Page 17 of 33
K:U'lannmg Dept \Eagle Applications \Dr\2017\DR. 56 17 The Bridget at Lakemoor MSI' ccl.docx
"Push through" illumination is defined as push through Alex lettering that is back -lit so that light
can clearly illuminate the text and does not have a halo effect.
ATTACHED WALL SIGNAGE
Single Tenant Building
• Maximum of three (3) wall signs.
• Each sign must be on separate wall fat;ade.
• Area shall not exceed ten (10) percent of the area of the wall that the sign is being mounted
upon„ Ut nless the wall faces a State Highway Ir. tkaekztancc, area of sign shall be limited
to twenty (20) percent of the area of the wall that the sign is mounted upon.
Multi -Tenant Building
• Each business within a multi -tenant building shall be allowed three (3) signs, provided that
each sign is located on a separate wall.
• Area for all signs shall not exceed ten (10) percent of the area of the wall that the signs are to
be mounted upon_; Ut nless the wall faces a State Highway. Ir. t>• iraearca, area of the signs
mounted on this side shall be limited to twenty (20) percent of the area of the wall that the
signs are to be mounted upon.
Multi -tenant "Shops" building
• Each business within a multi -tenant "Shops" shall be allowed two (2) signs, excepting the
"end cap" tenants, who shall be allowed to mount three (3) signs, provided that each sign is
located on a separate wall.
• Area for all signs shall not exceed ten (10) percent of the area of the wall of the individual
tenant space that the signs are to be mounted upon„ Utinless the wall faces a State Highway. -
In that instance, area of the signs mounted on this side shall be limited to twenty (20) percent
of the area of the wall that the signs are to be mounted upon.
SHOPS 3 DRIVE THROUGH MENU BOARD SIGN
• Shall not exceed seven feet (7') in height and the sign area shall not exceed thirty five (35)
square feet.
• Internal illumination may be permitted 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.
Page 18 of 33
K•V'Idnntng Dept \I agle Appltcations\Dr\2017\DR-56.17 The Bridges at Iakemoor MSI' ccl docx
• Staff defers comment regarding the monument sign colors and 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 December 14, 2017,
at which time the Board made their recommendation.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 32:07)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board liked the style, materials, and illumination proposed for the individual tenant monument
signs and the subdivision entry/shopping center signs shown in the applicants sign elevations and
lighting cut sheets.
• The Board affirmed the proposed monument signs complement the existing buildings.
• The Board determined there were not any unusual circumstances that would require an exception to the
code for the individual tenant monument signs addressed in site specific condition no. 1.
• The Board expressed concerns regarding the internal illumination and state support for City Code's
prohibition of internal illumination. However, because the development agreement allows for internal
illumination, the Board agreed with site specific conditions no. 3 and 4 requiring Design Review Board
and City Council review and approval of following signs:
(1) Individual tenant building wall signs which are internally-illuminated/face-lit, dual -illuminated, and
exposed neon illuminated;
(2) Shops 3 drive through menu board sign which is internally-illuminated/face-lit.
BOARD RECOMMENDATION:
The Board voted 5 to 0 (Schafer abstained, Germano absent) to recommend approval of DR -56-17 for a
design review application for the master sign plan for The Bridges at Lakemoor for Hawkins Companies,
with the site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated January 11, 2018.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 23, 2018, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR -56-17 for a design review application for the master sign plan for
The Bridges at Lakemoor for Hawkins Companies, with the following Design Review Board
Page 19 of 33
K:\Planning Dept\Eagle Application~\I)A.1017\DR-56-17 The Bridges at Lakemoor MSP cctidocx
recommended site specific conditions of approval and standard conditions of approval with text shown
with underline to be added by the Council and text shown with a strike through to be deleted by the
Council.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a revised concept plan identifying all single -tenant monument signs located adjacent to West
Colchester Drive and East Eagles Gate Drive at six feet (6') tall. The revised concept plan shall be
reviewed and approved by staff prior to the issuance of a sign permit. The monument sign located on
Lot 7. Block 1. shall be a maximum of eight feet (8') tall.
2. The following shall be the master sign plan criteria for The Bridges at Lakemoor:
The Bridges at Lakemoor
Master Sign Plan
GENERAL
The following criteria has been established for the purpose of assuring a consistent sign designed
program for the mutual benefit of all occupants, flexibility of design is encouraged and at the
same time overall visual harmony is maintained. Conformity with these criteria will be enforced
by the developer/landlord & city. Any sign non -conforming or unapproved will be brought into
conformity at the expense of the tenant.
SUBMITTAL & APPROVALS
There is a formal process for the development review and approval of business identification
signs at the center. All tenant signage is subject to the developer/landlord written approval.
Approval will be granted based upon the following criteria:
1. Design, fabrication, and method of installation of all signs shall conform to this sign program;
2. Proposed signage is in harmony with adjacent signs and conditions.
SUBMITTAL TO THE OWNER
Tenant shall submit three (3) copies of detailed shop drawings to owner for approval prior to city
submittal or sign fabrication. Sign drawings are to be prepared by a state licensed sign contractor.
All signs must conform to the city requirements of the Planning and Zoning and Building
Departments.
Submittals shall include the following:
Tenant elevations
Scaled elevation of tenant's signs depicting the proposed sign design and all the dimensions as
they relate to the tenant's sign;
Exhibit from Public Right of Way (ROW) showing sign's relation to tenants leased space.
Shop Drawings
Fully dimensioned and scaled shop drawings specifying exact dimensions, copy layout, type
styles, materials, colors, means of attachment, illumination, electrical specifications, and all other
construction details.
SUBMITTAL TO CITY
Three (3) full sets of plans must be approved by owner prior to permit application. Tenant to have
his or her sign contractor to submit to the city and will be responsible for all applicable
application, permit, and building fees.
Page 20 of 33
K•\Planning Dept\Cagle Application. I)A?OI7\DR-i6-17 The Bridge. at Lakemoor MSI' cct.docx
TENANT'S RESPONSIBILITY
1. Tenant's sign contractor shall carry workman's compensation and public liability insurance
against all damage suffered or done by any and all persons and or property while engage in
the amount of $1,000,000 per occurrence. Evidence of this insurance must be provided to
developer/landlord prior to installation.
2. The owner may, at his discretion and at the tenants' expense correct, replace, or remove any
sign that is installed without written approval.
3. Tenant shall be responsible for the following expenses relating to signage at his or her store:
a) 100% approval and permit processing costs and application fees,
b) 100% of costs for sign fabrication and installation.
4. Upon vacancy, tenant shall remove sign and restore fascia to original condition at tenant's
sole cost and expense within fifteen (15) days of expiration of term or earlier termination of
tenant's lease.
a) Tenant to provide wiring, power,. and final hook up from landlord house panel to J -box.
b) Tenant that occupy monument signs or the freestanding sign shall be responsible for
their prorate share of the cost for its manufacture, installation, maintenance, and city
permits.
DESIGN GUIDELINES
The purpose of establishing these design guidelines is to ensure that each tenant sign will
contribute to the center's success. High quality signage, which reflects the integrity of the
architecture, will be encouraged. Tenant individual signs should incorporate a diversity of sign
styles, icons and materials.
A. MATERIALS
Materials may include, but not limited to: steel, aluminum, glass, plastic, acrylic, and stucco.
Tenant sign materials shall be subject to owner and city approvals.
B. ILLUMINATION
Tenant signage should incorporate the following acceptable lighting method subject to owner
and city approval:
• Exposed Neon
• Floodlighting LED
• Face-Lit/Internal-illumination
• Back -Lit, and
• Halo Illumination
Face-lit/internally-illuminated letters are defined as: letters that are produced with a translucent
material that are custom designed for LED lighting. Typical backs are formed in white to better
reflect the LED lights. LEDs are secured to the backs with double faced tape and special hold
down blocks. Average letter depths are recommended to be 2"-2-1/2"deep with a minimum stroke
of around 1-1/4".
Dual illuminated letters are defined as: built up letters or built up logos that are combined with
internal illumination, using the latest LED technology, and the faces remain opaque a halo
illumination effect is produced. A number of different effects can be produced by using fret cut
and push through clear or opal acrylic faced with either opaque acrylic, digital print or vinyl.
Page 21 of 33
K:\I'lanning Dept \ iagle Applications I)r\2017\DR-56-17 The Bridges at lakemoor Mtil' ccI docx
Alternatively stand-off locators can be applied to solid opaque built up letters which allow light to
appear from behind the letter or logo creating a different halo effect.
Exhibit A — Face -lit channel letters,
S1%MSUNG
Exhibit B - Halo illuminated channel letters,
Exhibit C - Internally lit channel letters,
5011 -SEL
Exhibit D - Dual illuminated channel letters,
Page 22 of 33
K:\Planning Dept\Cagle Applications \Dr\2t117\DR-Sb-17 The Bridges at Lakemoor MSP cel docs
Exhibit E,
Exhibit F,
Exhibit G,
Exhibit H.
Page 23 of 33
KAPlanning Dept\Eagle ApplicationsVh\?017\DR-56-17 The Bodges at Ltkemoor MSP ccf.docx
C. TYPE STYLES AND LOGOS
The use of logos distinctive typestyles is encouraged for all tenant signs. Tenants may adopt
established typestyles and logos. These images must be architecturally compatible and
approved by developer/landlord.
D. SIGN COLORS AND FINISHES
All tenant sign colors must be approved by the developer/landlord and city prior to
fabrication to assist in achieving a harmonious blend of color throughout the center. The
following guidelines are to be adhered to:
CORPORATE SIGNAGE COLORS AND LOGOS ARE ACCEPTABLE.
E. TENANT SIGN ALLOCATION
Sign quantities and areas set forth in this program are deemed fair and appropriate for the
current tenant occupancies. In the event that tenant leasehold spaces are divided or combined
in the future, sign locations, areas, and quantities may change, provided that the overall sign
area and other sign size limitations as set forth by this program are not exceeded.
F. SIZE AND QUANTITIY
Sizes and quantities for tenant signs shall be outlined in this criteria for each sign type.
G. PROHIBITED SIGNS
The following signs are prohibited by owner:
haft b i31,r
• No animated, flashing, audible, off -premise, or vehicle signs are allowed.
• No exposed raceways, cross-over conduits, neon tube conductors, or exposed
transformers are allowed.
• No cabinet signs are allowed.
H. PERMITTED SIGNS
The following signs may be permitted by the owner and city prior to installation:
• Temporary signs. window signs. placards. flags. pennants. and banners of anv type
Page 24 of 33
KMlanning (kept\Eagle Applications\Dr\?017\DR• 56-17 The Bridges al l akemoor MSI' ccIdocx
Site and Signage Plan
Page 25 of 33
K \Planning Dept\Eagle Applications\DA2017\DR. 56-17 The Bridges at Lakemoor MSI' ccl docx
SUBDIVISION ENTRY/SHOPPING CENTER MONUMENT SIGNS
DESCRIPTION
Double faced internally illuminated free-standing pylon sign
Materials include "Push -Through" letters; Nichiha Vintage wood; Concrete footer; satin black
metal frame; concrete skinned center frame and oiled bronze wrap. Sign is twenty-five (25) feet
tall, with two -hundred (200) square feet of copy area maximum for the Shopping Center sign
and sixty (60) square feet of copy area for the subdivision entry sign.
Tenant panels shall be a four -inch thick oiled bronze metal routed with tenant's text. The "push
through" letters shall not extrude out from the sign more than Yz", and all text shall be white.
"Push through" illumination is defined as push through plex lettering that is back -lit so that light
can clearly illuminate the text and does not have a halo effect.
Page 26 of 33
K:\Planning Depi\Eagle Applications\Dr\20I7 I)R 56.17 The Bridges ai Lakemoor MSI' ccf docx
SINGLE TENANT 8' MONUMENT SIGNS (HIGHWAY)
DESCRIPTION
Double faced internally illuminated free-standing pylon sign
Materials include "Push -Through" letters; Nichiha Vintage wood; Concrete footer; satin black
metal frame; concrete skinned center frame and oiled bronze wrap. Sign is eight (8) feet in
height, with a maximum of sixty (60) square feet of copy area.
Tenant panel shall be a 31/4 -inch thick oiled bronze metal routed with tenant's text. The "push
through" letters shall not extrude out from the sign more than'", and all text shall be white.
"Push through" illumination is defined as push through plex lettering that is back -lit so that light
can clearly illuminate the text and does not have a halo effect.
SINGLE TENANT 6' MONUMENT SIGNS
DESCRIPTION of pads signage not viewable from State Highway 55
Double faced internally illuminated free-standing pylon sign
Materials include "Push -Through" letters; Nichiha Vintage wood; Concrete footer; satin black
metal frame; concrete skinned center frame and oiled bronze wrap. Sign is six (6) feet tall, with a
maximum of forty (40) square feet of copy area.
Tenant panel shall be a 31/4 -inch thick oiled bronze metal routed with tenant's text. The "push
through" letters shall not extrude out from the sign more than /2", and all text shall be white.
"Push through" illumination is defined as push through plex lettering that is back -lit so that light
can clearly illuminate the text and does not have a halo effect.
Page 27 of 33
K•U'lannmg Dcpt\I aglc Applications\Dr\2017\DR-56-17 The Bridges at Lakemoor MSI' ceIdocx
ATTACHED WALL SIGNAGE
Single Tenant Building
• Maximum of three (3) wall signs.
• Each sign must be on separate wall facade.
• Area shall not exceed ten (10) percent of the area of the wall that the sign is being mounted
upon. Unless the wall faces a State Highway, area of sign shall be limited to twenty (20)
percent of the area of the wall that the sign is mounted upon.
Multi -Tenant Building
• Each business within a multi -tenant building shall be allowed three (3) signs, provided that
each sign is located on a separate wall.
• Area for all signs shall not exceed ten (10) percent of the area of the wall that the signs are to
be mounted upon. Unless the wall faces a State Highway, area of the signs mounted on this
side shall be limited to twenty (20) percent of the area of the wall that the signs are to be
mounted upon.
Multi -tenant "Shops" building
• Each business within a multi -tenant "Shops" shall be allowed two (2) signs, excepting the
"end cap" tenants, who shall be allowed to mount three (3) signs, provided that each sign is
located on a separate wall.
• Area for all signs shall not exceed ten (10) percent of the area of the wall of the individual
tenant space that the signs are to be mounted upon. Unless the wall faces a State Highway,
area of the signs mounted on this side shall be limited to twenty (20) percent of the area of
the wall that the signs are to be mounted upon.
SHOPS 3 DRIVE THROUGH MENU BOARD SIGN
• Shall not exceed seven feet (7') in height and the sign area shall not exceed thirty-five (35)
square feet.
• Internal illumination may be permitted 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.
3. The following signs may be reviewed and approved through an administrative design review
application process in accordance with the master sign plan; however, the ultimate decision of whether
an administrative level review or board level review will be reauired shall be determined by the Zoning
Administrator:
(1) Subdivision entry/shopping center monument signs;
(2) Single -tenant monument signs (six foot tall and eight foot tall);
(3) Individual tenant building wall signs which are not internally-illuminated/face-lit, dual -
illuminated, or exposed neon illuminated;
(4) Shops 3 drive through menu board sign which is not internally-illuminated/face-lit, dual -
illuminated, or exposed neon illuminated.
Page 28 of 33
K:U'lanning Dept\Eagle Applications\Dr\2017\DR-56-17 The Bridges at Lakemoor MSP CCLdocx
(5)(-1-) Individual tenant building wall signs which are internally-illuminated/face-lit, dual -
illuminated, and exposed neon illuminated;
(6)(2-) Shops 3 drive through menu board sign which is internally-illuminated/face-lit.
4. Prior to approval, the Zonins AdministratorCity Council shall determine that any internally-
illuminated/face-lit, dual -illuminated, or exposed neon illuminated sign:
(1) Shall be harmonious with and in accordance with the general objectives, or with any specific
objective of Eagle City Code 8-2A;
(2) 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;
(3) Will not be disturbing to existing or future neighboring uses.
5. A sign permit is required prior to the installation of any signs on this site.
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. Ensure that the proposed monument signs location does not impede the traffic vision triangle.
8. All signs illuminated with LED lighting shall not exceed 3000 Kelvin required per Eagle City Code.
All individual sign applications shall include the method of illumination including the style, wattage,
luminaries, etc. to be reviewed and approved by staff prior to the issuance of a sign permit.
9. Provide a revised landscape plan showing all ground mounted light fixtures screened with landscaping.
The revised landscape plan shall be reviewed and approved by staff and one member 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. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system, curbs,
gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall
be submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required
to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the
project for service, prior to issuance of any building permits or Certificate of Occupancy, whichever
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K:V'lanning Dcpt\liaglc Applications\Dr\2017\DR-56.17 The Bridges at Lakemoor MVI' c l:docx
occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
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Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. 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.
21. 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.
22. Any changes to the plans and specifications upon which this approval is based, other than those
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required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, 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 final approval for
occupancy of this project.
24. 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.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City
Code (one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1 The Council reviewed the particular facts and circumstances of this proposed design review application
(DR -56-17) 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 development agreement
(Instrument No. 2017-023755) approved with rezone application RZ-05-02 MODS for the Bridges at
Lakemoor development, which said development agreement was determined by the City Council to be
in compliance with the Eagle Comprehensive Plan and Eagle City Code.
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:
a. The subdivision entry/shopping center sign and respective materials will be harmonious with the
architectural design of the existing buildings throughout The Bridges at Lakemoor commercial
development and will not cover or detract from desirable architectural features.
b. The building wall signs, through the process identified in master sign plan and site specific
conditions of approval #3 and #4, will be required to be harmonious with the architectural design
of the building and adjacent buildings, and will be required to not cover or detract from desirable
architectural features.
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DATED this 13th day of February 2018.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County' Idaho
c
Stan Ridgeway, Mayor
ATTEST:
ykP-20.
Sharon K. Bergmann, Eagle Cit
Clerk
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