Findings - DR - 2018 - DR-19-18 - Master Sign Plan For Mustang Crossing Development, Including Building And Monument Signage For Jacksons Food StoresBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN PLAN )
FOR MUSTANG CROSSING DEVELOPMENT, )
INCLUDING BUIDLING AND MONUMENT )
SIGNAGE FOR JACKSONS FOOD STORES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -19-18
The above -entitled design review application came before the Eagle Design Review Board for their action
on May 10, 2018. 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:
Jacksons Food Stores, represented by Eric Williams with YESCO, LLC, is requesting design review
approval for a master sign plan for Mustang Crossing Development, including building wall and
monument signage for Jacksons Food Stores. The 12.13 -acre site is located on the northeast corner of
West State Street and North Park Lane at 2950 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 5, 2018.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18, 2007, the City Council approved a comprehensive plan text amendment, rezone with
development agreement (in lieu of a PUD) and preliminary plat for Millpark Village Subdivision
(CPA-01-07/RZ-07-07/PP-09-07).
On October 14, 2008, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2009.
On March 9, 2010, the City Council approved an extension of time application for Millpark Village
Subdivision until December 18, 2010 (EXT -28-09).
On January 11, 2011, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2011 (EXT -13-10).
The original executed development agreement (Instrument #108005081) associated with the property
expired on January 15, 2015.
On July 25, 2017, the City Council approved a rezone with development agreement application for
Mustang Crossing (RZ-04-17).
On August 24, 2017, the Design Review Board a design review application for the common area
landscaping within Mustang Crossing Development, including the construction of a convenience store
with fuel service and fuel island canopy (DR -31-17).
On January 29, 2018, the City approved a lot line adjustment for Jacksons Food Stores (LLA -08-17).
D. COMPREHENSIVE PLAN DESIGNATION: Mixed Use
E. ZONING DESIGNATION: MU -DA (Mixed Use with development agreement)
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F. COMPANION APPLICATIONS: None
G. SIGNAGE:
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
*Note: Area of sign allowed based
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Jacksons Building Wall Sign (South Elevation)
Proposed Required
2' 7" high x 10' wide N/A
26 -square feet 260 -square feet (maximum)*
Externally illuminated with light fixtures Interior -illumination prohibited
(3000K)
Background panel - 1/8" aluminum mounted As required within the master
flush to the face of the building, painted white sign plan
with red vinyl
Jacksons - 2" thick medex painted white and
mounted flush to the background
on it being visible from State Highway 44 pursuant to ECC 8-2A-8(C)(1)(c).
Jacksons Building Wall Sign (East Elevation)
Proposed Required
2' 7" high x 10' wide N/A
26 -square feet 205 -square feet (maximum)
Externally illuminated with light fixtures Interior -illumination prohibited
(3000K)
Background panel - 1/8" aluminum
mounted flush to the face of the building, plan
painted white with red vinyl
Jacksons - 2" thick medex painted white
and mounted flush to the background
As required within the master sign
Jacksons Building Wall Sign (West Elevation)
Proposed Required
2' 7" high x 10' wide N/A
26 -square feet 213 -square feet (maximum)
Externally illuminated with light fixtures Interior -illumination prohibited
(3000K)
Background panel - 1/8" aluminum As required within the master sign
mounted flush to the face of the building, plan
painted white with red vinyl
Jacksons - 2" thick medex painted white
and mounted flush to the background
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Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Two Fuel Canopy Signs (East and West Elevations)
Proposed
2' high x 10' wide
20 -square feet
Halo -illuminated
Materials Chevron — 3'/2" deep reverse pan channel
letters, painted white, pegged off the face
of the canopy 1 1/2", halo illuminated with
white LED
-`Note: Twenty (20) square feet maximum pursuant to ECC 8-2A-8(C)(5)(c).
Fuel Canopy Sign (South Elevation)
Proposed
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
2' 1" high x 2' 4" wide
5 -square feet
Halo -illuminated
Materials Chevron Logo — 3 1" deep reverse pan
channel, overlaid with red or blue vinyl to
match logo, pegged off the face of the
canopy 1 1/2", halo illuminated with white
LED
*Note: Twenty (20) square feet maximum pursuant to ECC 8-2A-8(C)(5)(c).
Required
N/A
20 -square feet (maximum)*
Interior -illumination prohibited
As required within the master sign
plan criteria
Required
N/A
20 -square feet (maximum)*
Interior -illumination prohibited
As required within the master sign
plan criteria
Main Multi -tenant Monument Sign (located on State Highway 44)
Sign Data
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Materials
Proposed
25' high x 13' 4" wide
200 -square feet
39 -square feet automated sign area
4 - Ground mounted light fixtures
(3000K)
600 -square feet (approximately)
Base - Boral Cultured Stone Bucks
County
Aluminum structure — painted black,
meadowlark, brown tar, and duranodic.
Background panels — 1/8" aluminum
painted dover white with black trim.
Tenant copy and logo permitted on dover
white background
*Note: Sign height and area of signage allowed based on the sign being located adjacent to a State Highway pursuant to ECC
8-2A-8(C)(2)(f).
Required
25' high (maximum)*
200 -square feet (maximum)*
40 -square feet (maximum allowed
for automate sign areas)
Interior -illumination prohibited
600 -square feet (minimum)
As required within the master sign
plan criteria.
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North Park Multi -tenant Monument Sign (located on North Park Lane)
Sign Data
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Materials
Sign Data
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Materials
Proposed
15' high x 11' wide
90 -square feet
4 - Ground mounted light fixtures
(3000K)
600 -square feet (approximately)
Base - Boral Cultured Stone Bucks
County
Aluminum structure — painted black,
meadowlark, brown tar, and duranodic.
Background panels — 1/8" aluminum
painted dover white with black trim.
Tenant copy and logo permitted on dover
white background
Jacksons Monument Sign
Proposed
8' high x 10' 6" wide
50 -square feet
9 -square foot automated reader board area
4 - Ground mounted light fixtures
(3000K)
400 -square feet (approximately)
Base - Boral Cultured Stone Bucks
County
Aluminum structure — painted
meadowlark and Chevron dark gray.
Tenant copy and logo — White with red
and blue Chevron. Jacksons
Automated reader board
Required
15' high (maximum)
140 -square feet (maximum)
Interior -illumination prohibited
270 -square feet (minimum)
As required within the master sign
plan criteria.
Required
8' high (maximum)
60 -square feet (maximum)
Including automated reader board
which may not exceed 10 -square
feet (maximum)
Interior -illumination prohibited
150 -square feet (minimum)
As required within the master sign
plan
Automated reader board
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Future Tenant Monument Sign
Sign Data Proposed
Sign Dimensions 8' high x 6' 7" wide
Area of Signage 23 -square feet
Illumination 4 - Ground mounted light fixtures
(3000K)
Sign Landscaping 225 -square feet (approximately)
Materials
Base - Boral Cultured Stone Bucks
Required
8' high (maximum)*
60 -square feet (maximum)*
Interior -illumination prohibited
69 -square feet (minimum)
County
Aluminum structure — painted black,
meadowlark, brown tar, and duranodic.
Background panels — 1/8" aluminum
painted dover white with black trim.
Tenant copy and logo permitted on dover
white background
*Note: Sign height and area of signage allowed based on the sign being located adjacent to a State Highway (ECC 8-2A-
8(C)(2)(f)).
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN TIIE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Protect and enhance the small town character of the City by requiring signage which is creative
and distinctive, compatible with its surroundings, and an integral component of the style and
character of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8 -2A -2(B)
The general theme of the Design Review Overlay District is to specify desirable building and
landscape architectural styles and materials to create a sustainable and pleasing environment for
residents and visitors alike. The architectural designs, materials, and graphics set forth in this
article are complied to create a theme unique to the area called "Eagle Architecture".
• Eagle City Code Section 8 -2A -6(A)(4)
Signage for any project shall provide for business identification and minimize clutter and
confusion on and off the site.
a. The "overall sign concept" for multi -tenant business centers to assure that it addresses the
continuity between tenant sign design and building design;
b. The reduction of hazards to motorists, bicyclists and pedestrians as may be caused by or
partially attributable to the distraction and obstruction of improperly located and designed
signs;
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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)
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.
• Eagle City Code Section 8-2A-8(C)(1)(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.
• Eagle City Code Section 8-2A-8(C)(2)(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.
• Eagle City Code Section 8 -2A -8(C)(5) Fuel Island Signs:
a. Fuel island canopies shall be permitted to have a maximum of three (3) signs.
b. The signs shall be attached to, or painted on, the canopy face.
c. The height and width of the sign shall be reviewed with regard to its proportional relationship
to the height and width of the canopy face to which it is attached or painted. The sign area
shall be a maximum of twenty (20) square feet but in no case shall the sign cover more than
one-third (1/3) of the area of the face of the canopy to which it is attached or painted.
d. If two (2) signs are proposed, each sign shall be located on a different side of the canopy and
should be oriented to face oncoming traffic.
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e. A one square foot sign may be permitted for the fuel logo or fuel brand only on each side of
each fuel dispenser or spandrel attached thereto.
• Eagle City Code Section 8 -2A -8(C)(8) Automated Signs:
a. Automated signs may be permitted as a part of a monument sign and shall be prohibited in all
other types of signs if the city determines the following:
(1) The lighting shall be harmonious with and in accordance with the general objectives, or
with any specific objective of this article;
(2) The lighting shall be installed, operated, and maintained to be harmonious and appropriate
in appearance with the existing and intended character of the general vicinity and will not
change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
b. Automated signs shall be prohibited in the downtown development area (DDA), the
transitional development area (TDA), and the community entry development area (CEDA).
c. All automated signs that utilize light to create change may change frame content through
dissolve, fade or scroll features only. No sign shall be operated in a manner which the sign,
sign structure, design or pictorial segment of the sign shows full animation, growing, flashing,
rotating content, or otherwise creating an illusion of movement, except for single color text
only message displays scrolling or traveling across the sign area.
d. The signs shall only change frame content not more than once every eight (8) seconds. The
change of content must change immediately within a period of less than one second.
e. Based on brightness measured in nit (an illuminative brightness measurement equivalent to 1
candle per square meter measured perpendicular to the rays of the source); automated signs
that utilize light to change frames shall contain an autodimmer allowing for no more than five
thousand two hundred (5,200) nit illumination between sunrise and sunset and up to three
hundred (300) nit illumination between sunset and sunrise.
f. The automated sign portion of any sign should be constructed into the sign in a manner in
which it is subordinate to the overall design of the sign. The automated sign portion of any
sign shall not exceed twenty percent (20%) of the face of any sign.
g. Where more than one sign is allowed only one sign may contain an automated sign.
h. The addition of an automated sign to any nonconforming sign is prohibited.
i. Any conforming existing sign or portion of a conforming existing sign that is refaced with an
automated sign shall require a design review approval.
• Eagle City Code Section 8 -2A -8(C)(13) Sign Illumination:
a. The city must find that any illuminated sign permitted under the specific regulations within
this article is designed such that brightness levels are controlled to assure a soft, subtle
effective light in accordance with other city regulations intended to create and maintain the
Eagle architecture theme, while encouraging energy efficient lighting.
b. Illumination types, styles, and practices not listed herein shall be prohibited unless otherwise
deemed by the design review board and city council to be consistent with the Eagle
architecture theme.
c. Floodlighting is permitted only through the use of incandescent, LED and high pressure
sodium light sources.
d. Exposed neon is permitted when used to create the sign letter(s) or as an architectural element
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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.
• 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 design review board finds that extraordinary conditions exist which allow suspension or
relaxation, but that any suspension or relaxation will still meet the intent of this article and:
a. The development site contains unique or unusual physical conditions such as topography,
proportion, size or relation to a public street that would limit or restrict normal sign visibility;
or
b. The proposed or existing development exhibits unique characteristics of land use, architectural
style, site location, physical scale, historical interest or other distinguishing features that justify
variation from conventional development; or
c. The proposed signage incorporates special design features such as logos, emblems, murals,
statuaries or similar architectural elements that are designed in a manner determined by the
city to be architecturally compatible to the sign and area.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for Mustang Crossing
Development which includes a multi -tenant monument sign with an automated sign along State
Street, a multi -tenant monument sign on North Park Lane, future tenant monument signs. This
approval also includes three (3) building wall signs, three (3) canopies signs, and one (1)
monument sign for Jacksons Food Stores.
• Staff recommends the following changes to the "Mustang Crossing Master Sign Plan" with strike
through text to be deleted and underlined text to be added so as to be in compliance with Eagle
City Code.
Mustang Crossing Master Sign Plan
GENERAL APPROVAL REOUIREMENTS
1. CITY APPROVAL REQUIRED - All signs shall comply with current applicable requirements
of the City of Eagle sign ordinance and with the adopted Master Sign Plan for Mustang
Crossing. A design review sign application. accompanied by the written approval of the
managing entity. shall be submitted to the City for any proposed signs for City review and
approval. In cases of any conflict between Eagle City Code and the criteria specified herein.
the more restrictive requirements shall apply. It shall be the responsibility of the owner or
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occupant of any tenant or business within the development named Mustang Crossing to obtain
all required local sign permits or required governmental approvals prior to erecting any sign.
2. MANAGING ENTITY LANDLORD APPROVAL REQUIRED - Each owner or occupant
must submit two sets of detailed drawings of all proposed signs indicating the location, size,
layout, design, colors, illumination method, materials and method of attachment to the
managing entity landlord for approval prior to submitting for ari design review sign application
and sign permit to the City of Eagle '
After the proposal is reviewed, the managing entity landlord will return one set of drawings
marked either "Approved", "Approved as noted" or Revise and Resubmit."
If marked "Approved" the owner/occupant is permitted to proceed with permitting with the
City of Eagle.
If marked "Approved as Noted" the owner/occupant must make any revisions noted on the
plans prior to proceeding with permitting with the City of Eagle.
If marked "Revise and Resubmit" the drawings will be returned with comments and should be
revised accordingly. The owner/occupant must then resubmit to the managing entity Landlord
for an additional review prior to proceeding with the permit process.
3. Every owner of any proposed building within Mustang Crossing shall be required to submit
signage plans to the managing entity for written approval. A design review application
accompanied by the written approval from the managing entity shall be submitted to the City
for any proposed signs for City review and approval. All signs shall be in compliance with the
criteria state herein.
4. CONTENT - All signage shall be restricted to the identification of the business or primary
services located within the business premises. This may include, name of the business, tag line
and any and all associated trademarks or logos.
5. CODE COMPLIANCE - All displays and their installation shall comply with applicable City,.
and State building,. and electrical codes.
MULTI -TENANT AND TENANT MONUMENT SIGNS
Two (2) multi -tenant monument signs displays will be provided at the expense of the managing
entity landlord for the use of individual owners/occupants inside the development for the purpose
of advertising at the street level. One multi -tenant monument sign display will be installed along
State Street and a second multi -tenant monument sig_ n the ond-display will be installed along
North Park Lane.
Single tenant or shared monument signs will be provided at the expense of the managing entity or
by the owner/occupant based on the lease agreement. Tenant monument signs will be installed
along State Street. A minimum separation of 100' shall be required between all monument signs
including the multi -tenant monument sign.
A monument sig n for Jacksons Food Stores will be provided by the managing entity along State
Street.
1. NORTH PARK LANE MULTI -TENANT MONUMENT SIGN
A. One (1 ) 15' tall multi -tenant monument sin n with 90-suuare feet of sign area will be
located near the southeast corner of North Park Lane and Mustang Street.
B. Tenant background panels will be fabricated from 1/8" thick aluminum painted Dover
White 13630-1111.
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C. Tenant copy will be fabricated from 1/8" thick aluminum and stood off the tenant
background panels 1". Tenants are allowed to use their copy and logos in their colors.
D. "Mustang Crossing" copy to be fabricated from 1/8' thick aluminum painted black and
stood off the stone base 1".
E. The monument sign will be illuminated by ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened by plant material for vear-
round screening.
F. Tenant panels and locations will be assigned by the managing entity.
G. A sign permit is required prior to the installation of any tenant panels on the monument
sign.
2. STATE STREET MULTI -TENANT MONUMENT SIGN
A. One (1) 25' tall multi -tenant monument sign with 200 -square feet of sign area will be
located on State Street at the main entrance to Mustang Crossing (approximately 1.000 -
feet east of North Park Lane).
B. Tenant background panels will be fabricated from 1/8" thick aluminum painted Dover
White (3630-1111.
C. Tenant copy will be fabricated from 1/8" thick aluminum and stood off the tenant
background panels 1 ". Tenants are allowed to use their copy and logos in their colors.
D. "Mustang Crossing" copy to be fabricated from 1/8' thick aluminum painted black and
stood off the stone base 1".
E. A 4' 2" x 9' 5" automated sign will be incorporated into the State Street multi -tenant
monument sign. The messaging on the automated sign will change in conformance with
Eagle City Code Section 8 -2A -8(C)(8) with regard to brightness. change of frame content,
and copy change freauencv.
1. _All automated signs that utilize light to create change may change frame content
through dissolvefadeor scroll features only. No sign shall be operated in a manner
which the sign. sign structure. design or pictorial segment of the sign shows full
animation. growing. flashing. rotating content. or otherwise creating an illusion of
movement, except for single color text only message displays scrolling or traveling
across the sign area.
The signs shall only change frame content not more than once every eight (8) seconds.
The change of content must change immediately within a period of less than one
second.
3. Based on brightness measured in nit (an illuminative brightness measurement
equivalent to 1 candle per square meter measured perpendicular to the rays of the
source): automated signs that utilize light to change frames shall contain an auto
dimmer allowing for no more than five thousand two hundred (5.200) nit illumination
between sunrise and sunset and ut} to three hundred (300) nit illumination between
sunset and sunrise.
F. The monument sign will be illuminated by ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened by plant material for year-
round screening.
G. Tenant panels and locations will be assigned by the managing entity.
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H. A sign permit is required prior to the installation of anv tenant panels on the monument
sign.
3. SINGLE TENANT/SHARED MONUMENT SIGNS
A. An 8' tall monument signs with 60 -square feet of sign area will be allowed on State Street
to be used by single tenant or shared with another tenant.
B. Tenant background panels will be fabricated from 1/8" thick aluminum painted Dover
White (3630-111).
C. Tenant copy will be fabricated from 1/8" thick aluminum and stood off the tenant
background panels 1". Tenants are allowed to use their copy and logos in their colors.
D. "Mustang Crossing" copy to be fabricated from 1/8' thick aluminum painted black and
stood off the stone base 1".
E. The monument sign will be illuminated bv ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened by plant material for year-
round screening.
F. Sign location. tenant panels and locations will be assigned bv the managing entity.
G. A sign permit is required prior to the installation of anv tenant panels on the monument
sign.
4. JACKSONS FOOD STORE TENANT MONUMENT SIGN
A. An 8' tall monument signs with 60 -square feet of sign area (inclusive of a 9 -square foot
automated sign) will be allowed on State Street (approximately 200 -feet east of North Park
Lane) for Jacksons Food Store.
B. The copy "Jacksons". "Chevron". and "with Techron" and the red and blue chevron shall
be located on a background panel fabricated from 1/8" thick aluminum painted Dover
White (3630-111).
C. The 9 -square foot automated gas price. Regular. Diesel. Gasoline. and Self Service panel
will be fabricated from plexi -glass.
D. Tenant copy "Jacksons". "Chevron". and "with Techron" and the red and blue chevron
will be fabricated from 1/8" thick aluminum and stood off the tenant background panels
1". Tenants are allowed to use their cony and logos in their colors.
E. The monument sign will be illuminated bv ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened bv_ plant material for year-
round screening.
MISCELLANEOUS
INDIVIDUAL TENAT WALL DISPLAYS - All exterior wall displays must comply in size,
installation location and quantity with the current City of Eagle Sign ordinance. Exact installation
location will be at the discretion of the managing entity landller-d. Internally illuminated cabinet
type displays will not be allowed.
PAINTED SIGNS ARE PROHIBITED - Letters painted directly onto a wall surface shall not be
permitted. However, murals that are of architectural value will be permitted.
SPACING - A minimum of two foot (2') spacing is required between tenant wall signs.
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LIGHTING - Managing entity Landlerd will approve all forms of lighting that are currently
allowed by the City of Eagle sign ordinance including but not limited to, exposed neon, halo
(using neon or LED) external flood lights, and push through copy.
FABRICATION MATERIALS - All materials and fabrication methods must be approved by the
managing entity landlord prior to the installation of the display. Suggested materials to be used
included aluminum, stainless steel, brass, and painted sheet metal.
COLORS - All colors must be approved by the landlord.
INSTALLATION - Signs must be installed by a licensed contractor. Tenant is required to ensure
that any penetrations caused during the installation of their sign be resealed to the specifications of
the fascia or membrane manufacturer warranty.
LETTER AND LOGO RESTRICTIONS - Copy and or logos utilized shall be the tenant's choice
and must be approved by the managing entity landlord.
EXPOSE ELEMENTS - No exposed hardware or fasteners may be used. No exposed conduit or
raceways will be allowed without the prior approval of the managing entity and the City landlord.
Raceways will only may be allowed if there is determined to be an access issue for the installation
of illuminated letters. If a raceway is required, the raceway must be painted to match or
compliment the architectural character of the building on which the display will be placed.
HARDWARE - All exterior bolts, fasteners, clips or other hardware shall be of a galvanized or
coated material. No black iron materials of any type shall be permitted.
PENETRATIONS - All penetrations of the building shall be neatly sealed and kept in a watertight
condition. The number and size of building penetrations shall be minimized. Upon removal of any
sign, the fascia shall be restored to the texture color and finish of the surrounding wall area at the
expense of the owner/occupant.
LABELS - No labels shall be permitted on the exposed surface of the signs except those required
by Federal and local ordinances. Those required shall be applied in an inconspicuous location.
REPAIR OF DAMAGE - Sign user and the user's sign contractor shall be responsible for the
repair of any damage caused by the installation or removal of any signage. Tenant or occupant has
30 days to repair the damage caused by the sign contractor once contacted by the managing entity
landlord. The managing entity has Landlord -had the right to repair the damage with a contractor of
their choice and seek reimbursement if the repairs are not completed to the managing entity's
landlord's satisfaction.
Nerth P. lc Lacc a r.-rxirUr.: OAH of 15' and a 10.-41xi:rur: o
sign area per side.
ak Bora Cultured Stone with a etAar-of c-1Es
have naividupt wimt :" k �Lir:r.
atter
¥xtiL .!
Display-te-be-ill./.-i/Lat• b
till ki dictated -by th La\.dlerd.
'ak aluw.i ah Duranedic Bronze
ill td�ri: -
�°" WeAk alu i inam r in
Page 12 of 20
K:U'lanning Dept \ agle Applications\DA20181DR-19-18 Mustang Crossing MSI' drl doc
c a .r►raxir.�.1r.. OAH of 25' and c IrtathWinn of 200 square feet of sign
.i* tman R." Tenantpanels o tri :ted to
tenant+. ident• f tiDr.11.Q1o•
color. Actual pk c
La,ri�:d. Vertical
C?." Click alAhvr Jura,:
oe trit will -be -painted -to i a c F7
Jack and m „ted t„ stone baso
i
City of Eagle sigma. aMirn-
8. b A ..tomato. Signs.
'
: : •: maintainod t Rrc\-ikms n
appecmn2c •rvt" theo : a:nd•-itatend ohar er-e€-the`gene: tl cr,(1 •rill nat ok<.fnge-the
essefttiel-ohmultor anhe e e", and
(3) The lighting will not be disturbing to existing or future neighboring uses. (Ord. 665, 2 14
2012 b ute natedl Mans shall bo p +Vibitcd i.. the downtown de ptie +t-ar.G (DDA), the
transitional develop w t ata (TDA), and the-emimunity entry develepmont )a (CEDA). (Ord.
756, 8 23 2016)
dissolve, fade or scroll features only. No sign shall be operated in a -m ner which the sign, sign
full anima':
content, or otherwise creating as illur:an of movement, except for single color text only message
s
d. The signs Jiall o 1y change frame contcnt not morc than once every eight (8) scconds. The
tlh.s uxond. (Ord. 756, 8
23 2016)
c. Bascd on brightness measured in nit an illu iirative brightness measurement equivalent to 1
utilize light to change frames slall oontain an au
hu 300) nit illumination between s .tot and ty nrna.
gr. axytld be constructed into the sigr. i. a :TWA'... its
Shall not exceed twenty percent (20%) of the face of any sign.
tan ea autom
Page 13 of 20
K:\Planning Dept\Gaglc Applications\Dr\2018\DR-19-18 Mustang Crossing MSI' Jrl:Joc
t o a, --r;
TENANT PAD SITE MONUMENT DISPLAYE Di
cupet k llowed-far-each
ce►yr tJ x 11 be-aI Jawed
or.<.r. :t diW4r,'s-to k e4r.ik .
p
111. Act►: 4&N -m -t copy-te-be 1/8" t.'cccic f pmol -by
a�K1c mu
d to inc c o k illu
flood lighting
JACKSONS FOOD STORES TENANT MONUMENT DISPLAY
Bae-ef c2iirb'y
1�rcro1.
NOT limited .,..,,.,...ir.•sxr. Evyi ray ic^
i�M is izi all item&
c illuminated -using LED a ri, r.: :.ual fuel price
nunibers-ar�o e . . . - - .. • .: - . . . - . .ucr..g external
€lleedlights,
• Staff defers comment regarding design and color of all proposed signs to the Design Review
Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on May 10, 2018, at
which time the Board made their decision.
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 1:41:25)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board affirms the architecture, materials, and colors of the proposed signs complement those
proposed on the convenience store building.
Page 14 of 20
K:Wlanning I]eptlLaglc Appliications\DA2018\DR• Iv -18 Mustang Crossing MSI' drlldoc
BOARD RECOMMENDATION:
The Board voted 5 to 0 (Koci and Schafer recused) to approve DR -19-18 for a design review application
for a master sign plan for Mustang Crossing Development, including building wall and monument signage
for Jacksons Food Store for Jacksons Food Stores, with the following staff recommended site specific
conditions of approval and standard conditions of approval with text shown with underline to be added by
the Board and text shown with strike thru to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The revised elevation elan. date stamped by the City on Mav 8. 2018.
showing the Jacksons Food Store monument sign iv�the background panel fabricated from 1/8'
thick aluminum painted Dover White (3630-111).- and tThe tenant copy "Jacksons", "Chevron", and
"with Techron" and the red and blue chevron fabricated from 1/8" thick aluminum using their copy
and logo colors is approved. o alnl'
'." Tr' re ed elvatior. rkm: a/..N.K1 reviewed a.-4
2. The following shall be the master sign plan criteria for Mustang Crossing:
Mustang Crossing Master Sign Plan
GENERAL APPROVAL REQUIREMENTS
1. CITY APPROVAL REQUIRED - All signs shall comply with current applicable requirements of
the City of Eagle sign ordinance and with the adopted Master Sign Plan for Mustang Crossing. A
design review sign application, accompanied by the written approval of the managing entity, shall
be submitted to the City for any proposed signs for City review and approval. In cases of any
conflict between Eagle City Code and the criteria specified herein, the more restrictive
requirements shall apply. It shall be the responsibility of the owner or occupant of any tenant or
business within the development named Mustang Crossing to obtain all required local sign permits
or required governmental approvals prior to erecting any sign.
2. MANAGIND ENTITY APPROVAL REQUIRED - Each owner or occupant must submit two sets
of detailed drawings of all proposed signs indicating the location, size, layout, design, colors,
illumination method, materials and method of attachment to the managing entity for approval prior
to submitting a design review sign application and sign permit to the City of Eagle.
After the proposal is reviewed, the managing entity will return one set of drawings marked either
"Approved", "Approved as noted" or Revise and Resubmit."
If marked "Approved" the owner/occupant is permitted to proceed with permitting with the City of
Eagle.
If marked "Approved as Noted" the owner/occupant must make any revisions noted on the plans
prior to proceeding with permitting with the City of Eagle.
If marked "Revise and Resubmit" the drawings will be returned with comments and should be
revised accordingly. The owner/occupant must then resubmit to the managing entity for an
additional review prior to proceeding with the permit process.
3. Every owner of any proposed building within Mustang Crossing shall be required to submit
signage plans to the managing entity for written approval. A design review application
accompanied by the written approval from the managing entity shall be submitted to the City for
any proposed signs for City review and approval. All signs shall be in compliance with the criteria
state herein.
Page 15 of 20
K:\I'lanning Dept\Eagle Applications\Dr\2018\DR-I9-18 Mustang Crossing MSP dridoc
4. CONTENT - All signage shall be restricted to the identification of the business or primary services
located within the business premises. This may include, name of the business, tag line and any and
all associated trademarks or logos.
5. CODE COMPLIANCE - All displays and their installation shall comply with applicable City,
State building, and electrical codes.
MULTI -TENANT AND TENANT MONUMENT SIGNS
Two (2) multi -tenant monument signs will be provided at the expense of the managing entity for the
use of individual owners/occupants inside the development for the purpose of advertising at the street
level. One multi -tenant monument sign will be installed along State Street and a second multi -tenant
monument sign will be installed along North Park Lane.
Single tenant or shared monument signs will be provided at the expense of the managing entity or by
the owner/occupant based on the lease agreement. Tenant monument signs will be installed along
State Street. A minimum separation of 100' shall be required between all monument signs including
the multi -tenant monument sign.
A monument sign for Jacksons Food Stores will be provided by the managing entity along State Street.
1. NORTH PARK LANE MULTI -TENANT MONUMENT SIGN
A. One (1) 15' tall multi -tenant monument sign with 90 -square feet of sign area will be located
near the southeast corner of North Park Lane and Mustang Street.
B. Tenant background panels will be fabricated from 1/8" thick aluminum painted Dover White
(3630-111).
C. Tenant copy will be fabricated from 1/8" thick aluminum and stood off the tenant background
panels 1". Tenants are allowed to use their copy and logos in their colors.
D. "Mustang Crossing" copy to be fabricated from 1/8' thick aluminum painted black and stood
off the stone base 1".
E. The monument sign will be illuminated by ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened by plant material for year-
round screening.
F. Tenant panels and locations will be assigned by the managing entity.
G. A sign permit is required prior to the installation of any tenant panels on the monument sign.
2. STATE STREET MULTI -TENANT MONUMENT SIGN
A. One (1) 25' tall multi -tenant monument sign with 200 -square feet of sign area will be located
on State Street at the main entrance to Mustang Crossing (approximately 1,000 -feet east of
North Park Lane).
B. Tenant background panels will be fabricated from 1/8" thick aluminum painted Dover White
(3630-111).
C. Tenant copy will be fabricated from 1/8" thick aluminum and stood off the tenant background
panels 1". Tenants are allowed to use their copy and logos in their colors.
D. "Mustang Crossing" copy to be fabricated from 1/8' thick aluminum painted black and stood
off the stone base 1".
E. A 4' 2" x 9' 5" automated sign will be incorporated into the State Street multi -tenant
monument sign. The messaging on the automated sign will change in conformance with Eagle
Page 16 of 20
K:U'lanntng Dept\Lagl.r Applications Uh\2018'DR 19-18 Mustang Crossing MSI' drt doi
City Code Section 8 -2A -8(C)(8) with regard to brightness, change of frame content, and copy
change frequency.
1. All automated signs that utilize light to create change may change frame content through
dissolve, fade or scroll features only. No sign shall be operated in a manner which the
sign, sign structure, design or pictorial segment of the sign shows full animation, growing,
flashing, rotating content, or otherwise creating an illusion of movement, except for single
color text only message displays scrolling or traveling across the sign area.
2. The signs shall only change frame content not more than once every eight (8) seconds.
The change of content must change immediately within a period of less than one second.
3. Based on brightness measured in nit (an illuminative brightness measurement equivalent
to 1 candle per square meter measured perpendicular to the rays of the source); automated
signs that utilize light to change frames shall contain an auto dimmer allowing for no
more than five thousand two hundred (5,200) nit illumination between sunrise and sunset
and up to three hundred (300) nit illumination between sunset and sunrise.
F. The monument sign will be illuminated by ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened by plant material for year-
round screening.
G. Tenant panels and locations will be assigned by the managing entity.
H. A sign permit is required prior to the installation of any tenant panels on the monument sign.
3. SINGLE TENANT/SHARED MONUMENT SIGNS
A. An 8' tall monument signs with 60 -square feet of sign area will be allowed on State Street to
be used by single tenant or shared with another tenant.
B. Tenant background panels will be fabricated from 1/8" thick aluminum painted Dover White
(3630-111).
C. Tenant copy will be fabricated from 1/8" thick aluminum and stood off the tenant background
panels 1". Tenants are allowed to use their copy and logos in their colors.
D. "Mustang Crossing" copy to be fabricated from 1/8' thick aluminum painted black and stood
off the stone base 1".
E. The monument sign will be illuminated by ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened by plant material for year-
round screening.
F. Sign location, tenant panels and locations will be assigned by the managing entity.
G. A sign permit is required prior to the installation of any tenant panels on the monument sign.
4. JACKSONS FOOD STORE TENANT MONUMENT SIGN
A. An 8' tall monument signs with 60 -square feet of sign area (inclusive of a 9 -square foot
automated sign) will be allowed on State Street (approximately 200 -feet east of North Park
Lane) for Jacksons Food Store.
B. The copy "Jacksons", "Chevron", and "with Techron" and the red and blue chevron shall be
located on a background panel fabricated from 1/8" thick aluminum painted Dover White
(3630-111).
C. The 9 -square foot automated gas price, Regular, Diesel, Gasoline, and Self Service panel will
be fabricated from plexi -glass.
Page 17 of 20
K:Wlanning Dcpt\Eagle Applcations\Dr\2018\DR• I9-18 Mustang Crossing MSP drf.doc
D. Tenant copy "Jacksons", "Chevron", and "with Techron" and the red and blue chevron will be
fabricated from 1/8" thick aluminum and stood off the tenant background panels 1". Tenants
are allowed to use their copy and logos in their colors.
E. The monument sign will be illuminated by ground mounted LED light fixtures (3000K
maximum). The ground mounted light fixtures will be screened by plant material for year-
round screening.
MISCELLANEOUS
INDIVIDUAL TENAT WALL DISPLAYS - All exterior wall displays must comply in size,
installation location and quantity with the current City of Eagle Sign ordinance. Exact installation
location will be at the discretion of the managing entity. Internally illuminated cabinet type displays
will not be allowed.
PAINTED SIGNS ARE PROHIBITED - Letters painted directly onto a wall surface shall not be
permitted. However, murals that are of architectural value will be permitted.
SPACING - A minimum of two foot (2') spacing is required between tenant wall signs.
LIGHTING - Managing entity will approve all forms of lighting that are currently allowed by the City
of Eagle sign ordinance including but not limited to, exposed neon, halo (using neon or LED) external
flood lights, and push through copy.
FABRICATION MATERIALS - All materials and fabrication methods must be approved by the
managing entity prior to the installation of the display. Suggested materials to be used included
aluminum, stainless steel, brass, and painted sheet metal.
COLORS - All colors must be approved by the landlord.
INSTALLATION - Signs must be installed by a licensed contractor. Tenant is required to ensure that
any penetrations caused during the installation of their sign be resealed to the specifications of the
fascia or membrane manufacturer warranty.
LETTER AND LOGO RESTRICTIONS - Copy and or logos utilized shall be the tenant's choice and
must be approved by the managing entity.
EXPOSE ELEMENTS - No exposed hardware or fasteners may be used. No exposed conduit or
raceways will be allowed without the prior approval of the managing entity and the City. Raceways
will only be allowed if there is determined to be an access issue for the installation of illuminated
letters. If a raceway is required, the raceway must be painted to match or compliment the architectural
character of the building on which the display will be placed.
HARDWARE - All exterior bolts, fasteners, clips or other hardware shall be of a galvanized or coated
material. No black iron materials of any type shall be permitted.
PENETRATIONS - All penetrations of the building shall be neatly sealed and kept in a watertight
condition. The number and size of building penetrations shall be minimized. Upon removal of any
sign, the fascia shall be restored to the texture color and finish of the surrounding wall area at the
expense of the owner/occupant.
LABELS - No labels shall be permitted on the exposed surface of the signs except those required by
Federal and local ordinances. Those required shall be applied in an inconspicuous location.
REPAIR OF DAMAGE - Sign user and the user's sign contractor shall be responsible for the repair of
any damage caused by the installation or removal of any signage. Tenant or occupant has 30 days to
repair the damage caused by the sign contractor once contacted by the managing entity. The managing
entity has the right to repair the damage with a contractor of their choice and seek reimbursement if the
repairs are not completed to the managing entity's satisfaction.
Page 18 of 20
K: Planning Dcpt\Eagle Apphcauons\Dr\2018\DR 19 18 Mustang Crossing MSP drldoc
3. A sign permit is required prior to the installation of any signs on this site.
4. Ensure that the proposed monument sign locations do not impede the traffic vision triangle.
5. Upon completion of the monument signs and building wall signs, the applicant shall request a site
inspection to be completed by the Planning and Zoning Department. Upon verification that the
monument signs, landscaping, and building wall signs have been completed in compliance with the
approved plans, a certificate of completion will be issued.
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 -19-18) 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. The multi -tenant signs and building wall signs will be harmonious with the architectural design of
the proposed buildings within the development, and will not cover or detract from desirable
architectural features.
Page 19 of 20
K:kPlanning Drptllraglc AppI cations\Dri2t1181DR-19-I8 Mustang Crossing MSP drt J� a
DATED this 24th day of May 2018.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert Grubb, Chai an
ATTEST:
Sharon K. Bergmann, Eagle City Clerk
Page 20 of 20
K:U'lanning DepIUaglc Applcations\1)r\201R\DR.19-18 Mustang Crossing Mtil' drf dpi.