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Findings - CC - 2018 - DR-34-16 MOD - Modify The Master Sign Plan For The East End Marketplace Located E Side Of S. Edgewood LaneBEFORE THE EAGLE CITY COUNCIL IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW TO MODIFY THE MASTER SIGN PLAN FOR EAST END MARKETPLACE FOR THE CHARTER SCHOOL FUND — ORO VALLEY, LLC FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR -34-16 MOD The above -entitled design review application came before the Eagle City Council for their action on July 24, 2018. 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: The Charter School Fund — Oro Valley, LLC, represented by John Rennison with Rennison Companies, Inc., is requesting design review approval to modify the master sign plan for the East End Marketplace. The 15.55 -acre site is generally located on the east side of South Edgewood Lane between State Highway 44 and East State Street inclusive of 1601, 1782, and 1794 East McGrath Road. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on May 21, 2018. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On February 13, 2007, the Eagle City Council approved a Comprehensive Plan Map Amendment, a rezone with development agreement, a vacation, and a preliminary plat application for Eagle Gateway Subdivision (CPA-02-06/RZ-08-06/V AC-01-06/PP-09-06). On January 12, 2016, the Eagle City Council approved a Comprehensive Plan Map Amendment and a rezone with a development agreement for East End Marketplace (CPA -05-15 & RZ-11-15). On April 14, 2016, the Eagle Design Review Board approved a design review application for the common area landscaping within East End Marketplace, including a specialty retail store (food and beverage sales) for TPC Commercial, LLC (DR -06-16). On July 14, 2016, the Design Review Board approved a design review application for the master sign plan for East End Marketplace (DR -34-16). D. COMPREHENSIVE PLAN DESIGNATION: Commercial E. ZONING DESIGNATION: C -2 -DA (Commercial -General Business with a development agreement) and MU -DA (Mixed Use with a development agreement). F. COMPANION APPLICATIONS: None Page 1 of 16 K:\I'lanning Dcpt1Eaglc Applieatiims\DA2O1611)R-33-16 MOD Gat End Marketplace MSI' ccl.docx G. SIGNAGE: Center Sign Monument Sign — CS -1 (One sign) — No Change Sign Data Sign Dimensions Area of Signage Illumination Sign Landscaping Materials Proposed 25' high x 11' 4" wide 193 -square feet (approximately) East—End — exposed neon E --E Symbol — halo illumination Marketplace — punch through illumination Tenants on tenant panels — halo illumination 579 -square feet Weathered steel, concrete, rustic fiber -cement board siding, exposed neon, punch through, and halo illumination Center Pylon Monument Signs — CS -2 (Four signs) — No Change Required 25' high (maximum) 200 -square feet (maximum) Interior -illumination prohibited 579 -square feet (minimum) As required within the master sign plan Sign Data Sign Dimensions Area of Signage Illumination Proposed 7' 1" high x 4' 6" wide 11 -square feet E --E Symbol — halo illumination Marketplace — punch through illumination Required 8' high (maximum)* 60 -square feet (maximum)* Interior -illumination prohibited Sign Landscaping 33 -square feet 33 -square feet (minimum) Materials Weathered steel, concrete, rustic fiber -cement As required within the master board siding, halo illumination sign plan *Note: ECC 8 -2A -8(C)(3) Height and square footage allowed for subdivision monument signs. Tenant Monument Sign — TS -1 or TS -2 (Eight signs) Sign Data Proposed Sign Dimensions 9' 6" high x 15' wide (8' high if metal roof cap is not included in measurement) 45 -square feet total 7 -square feet (E—E Symbol) 38 -square feet (tenant(s) sign area(s)) Exposed neon or punch through letters Area of Signage Illumination Required 6' high (maximum)* 8' high (maximum)** 40 -square feet (maximum)* 60 -square feet (maximum)** Interior -illumination prohibited Ski n Landscaping 216 -square feet (approximately) 138 -square feet (minimum) Materials Weathered steel, concrete, rustic fiber -cement As required within the master board siding, halo illumination sign plan *Note: ECC 8-2A-8(C)(2)(f) Tenant monument sign height and square footages allowed for signs located adjacent to local roadways. **Note: ECC 8-2A-8(C)(2)(f) Tenant monument sign height and square footages allowed for signs located adjacent to state highways. Page 2 of 16 K:IPlanning Dcpt Eagle Applications1Dr120161DR-34-16 MOD East End Marketplace MSP ci.f docx Tenant Monument Sign — TS -4 (alternate monument sign option to be located where TS -1 and TS -2 signs are shown) Proposed Required Sign Data Sign Dimensions Area of Signage Illumination Sign Landscaping Materials Sign Data Sign Dimensions Area of Signage Illumination Sign Landscaping Materials 7' 4" high x 8' 4" wide (6' high if metal roof cap is not included in measurement) 25.5 -square feet total 3 -square feet (E --E Symbol) 22.5 -square feet (tenant(s) sign area(s)) Ground mounted light fixtures 3000K 216 -square feet (approximately) Weathered steel, concrete, rustic fiber -cement board siding, halo illumination Tenant Monument Sign — TS -3 (One sign) Proposed 4' high x 3' 2" wide 6.5 -square feet total Cottonwood — punch through Unknown - no landscape plan provided Weathered steel, concrete, rustic fiber -cement board siding, punch through illumination 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: 6' high (maximum)* 8' high (maximum)** 40 -square feet (maximum)* 60 -square feet (maximum)** Interior -illumination prohibited 138 -square feet (minimum) As required within the master sign plan Required 6' high (maximum)* 40 -square feet (maximum)* Interior -illumination prohibited 20 -square feet (minimum) As required within the master sign plan • 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 Page 3 of 16 K:11'lanning DeptlF.agle Applicationsll)r130161DR-34-16 MOD Fast End Marketplace MSP ccf.docx on and off the site. • Eagle City Code Section 8-2A-6(A)(4)(c) Signs are to provide effective and necessary business identification systems adapted to the building design. • Eagle City Code Section 8-2A-6(A)(4)(e) The size, location, design, color, texture, lighting, landscaping, and hours of operations of all permanent signs and outdoor advertising structures or features w insure 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: 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, 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 (I/,"). The light source is concealed within the cabinet or structure and is not visible except that illumination from the Tight source shines though transparent (nonopaque) background material for no more than one-fourth inch (l/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. SUBDIVISION SIGN: A permanent on premises sign used to identify a subdivision. • 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 Pae 4o116 K.\I'lannmg Dept\I?agle Apphr.ation.s\Ur\20IMDR- t4 -i( MOt) I•ast End Markrtplace MSI' kct dart 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)(2)(g) The minimum distance between monument signs on a single parcel, shall be one hundred feet (100'). • Eagle City Code Section 8 -2A -8(C)(3) Subdivision Signs: a. One subdivision sign may be permitted on each side of any entry road into a subdivision, or within the landscape median at the entry road if approved by ACHD, and at the intersection of any collector and/or arterial streets abutting the subdivision. b. Subdivision signs shall not exceed eight feet (8') in height and the sign area shall not exceed sixty (60) square feet per side. • Eagle City Code Section 8 -2A -8(C)(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. • Eagle City Code Section 8 -2A -8(C)(14) Landscaping: Landscaping shall be provided at the base of all monument signs. Landscape plans shall be prepared by or under the responsible control of a licensed landscape architect with said plans to be duly stamped to clearly identify the preparer. The amount required shall be three (3) times the size of the largest sign area. Page 5 of 16 K:U'lanning Dept1Eaglc Applications1131201611)R-34-16 MOO) Past land Marketplace MSI' cct.docx • 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. DISCUSSION: • The applicant is requesting design review approval to modify the master sign plan for East End Marketplace which is located on the northeast corner of State Highway 44 and South Edgewood Lane. The modifications include the following: o Provide alternative options for TS -1 and TS -2 monument signs with regard to exposed neon and punch through illumination. o Move location of monument sign for Cottonwood Meadows on East State Street. o Provide TS -3 monument sign for Cottonwood Meadows. o Change metal cap on TS -1 and TS -2 monument signs and on the proposed TS -3 and TS -4 monument signs. o Change the construction of the E—E symbol on TS -1, TS -2 and TS -4 monument signs from halo illumination to routed 3/ -inch clear acrylic primed and painted. On June 23, 2016, when the Design Review Board reviewed and approved the master sign plan for the East End Marketplace (DR -34-16) the Board was enthusiastic about the consistent look of the illumination of all the multi -tenant monument signs (TS -1 and TS -2) being exposed neon. With this modification, the applicant is asking for tenants to have the option to have exposed neon, non - illuminated, or punch through illuminated tenant panels. The master sign plan criteria below has been modified to show the applicant's proposed changes; however, staff defers comment regarding the multiple options of tenant panel illumination on the monument signs to the Design Review Board. • The applicant is requesting design review approval of the master sign plan for East End Marketplace located on the northeast corner of State Highway 44 and South Edgewood Lane. Staff recommends the following criteria for the "East End Marketplace Master Sign Plan". Page 6 of 16 K: Planning IhptlLaglc Applications\DA201611)R-34.16 MOD East End Marketplace MSP ccf dncx East End Marketplace Master Sign Plan This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly enforced and any non -conforming or unapproved signs must be removed or brought into conformance at the expense of the tenant. A. GENERAL APPROVAL REQUIREMENTS: 1. Every owner of any proposed building within East End Marketplace shall be required to submit signage plans to the shopping centers managing entity for written approval. A design review sign application, accompanied by the written approval of the managing entity, shall be submitted to the City for any proposed signs for City review and approval. All signs shall be in compliance with the criteria stated herein as well as Eagle City Code. In cases of any conflict between Eagle City Code and the criteria specified herein, the more restrictive requirements shall apply. 2. Each building within the East End Marketplace will be required to have a design review sign application submitted with the approval of the building elevations. 3. All permits for tenant's signs and their installation shall be obtained by tenant or his representative and shall conform to all local building and electrical codes as well as the criteria set forth hereafter. 4. All tenant signs shall be designed, constructed and installed at tenant's expense. 5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will be permitted. 6. All signs shall meet Underwriters Laboratories and National Electrical code requirements. 7. Tenant shall be required to fulfill all the requirements of these criteria. B. LARGE MULTI -TENANT CENTER SIGN (CS -1) REQUIREMENTS: 1. One 25 -foot high multi -tenant center sign is permitted on State Highway 44. 2. Tenant copy will be fabricated from reverse pan channel halo illuminated letters. 3. Tenant copy will be brushed satin. 4. Tenant may use font and logo. 5. Tenant copy will use white LED halo illumination. 6. Background color of all tenant panels will be Woodtone "Rustic Series" (River Rock) vertical orientation. 7. The "East — End" will be pan channel letters with exposed white neon on a dress blues background with brushed satin frame. 8. The "E—E" logo and circle will be brushed satin with blue halo illumination. 9. The "Marketplace" will be punch through letters with the distance between the letters and the background to be'/cinch. No more than 1/4 -inch around the letters may be illuminated from the light source shining through the transparent background material. C. CENTER MONUMENT SIGNS (CS -2) REQUIREMENTS: 1. Center signs on State Highway 44 may be 8 -feet high with a 60 -square foot tenant panel area. Page 7 of 16 K:1Planning DeptlEiagle Applications1Dr120161I)K-34- I6 MOD Gast End Marketplace MSP c,J docx 2. Center signs located on South Edgewood Lane or East State Street may be 6 -feet high with a 40 -square foot tenant panel area. 3. The "E—E" logo and circle will be brushed satin with blue halo illumination. 4. The "Marketplace" will be punch through letters with the distance between the letters and the background to be'/2-inch. No more than 1/ -inch around the letters may be illuminated from the light source shining through the transparent background material. The frame around the "Marketplace" will be brushed silver with blue halo illumination. D. TENANT SIGNS AND MULTI -TENANT SIGNS (TS -1 AND TS -2) REQUIREMENTS: 1. Tenant signs on State Highway 44 may be 8 -feet high with a 60 -square foot tenant panel area. 2. Tenant signs located on South Edgewood Lane or East State Street may be 6 -feet high with a 40 -square foot tenant panel area. 3. The "E—E" logo and circle will be routed from 3/ -inch clear acrylic primed and painted Gray Matters (SW7066) with fine texture finish eyed into the concrete and illuminated by ground mounted light fixtures. 4. Background color of all tenant panels will be Woodtone "Rustic Series" (River Rock) vertical orientation. 5. Tenant copy and logo will use exposed neon, non -illuminated, or punch through illumination in the tenant's colors. Punch through letters will have a 1/2 -inch distance between the letters and the background. No more than 1/ -inch around the letters may be illuminated from the light source shining through the transparent background material. E. TENANT SIGN (TS -3) REQUIREMENTS: 1. Tenant sign located on East McGrath Road may be 6 -feet high with a 40 -square foot tenant panel area. 2. Background color of tenant panel will be fabricated from sheet metal primed and painted brushed silver with satin finish. The "Cottonwood" letters will be punch through letters with the distance between the letters and the background to be 1/2 -inch. No more than 1/4 - inch around the letters mav be illuminated from the light source shining through the transparent background material. The frame around the "Marketplace" will be brushed silver. F. MULTI -TENANT SIGNS (TS -4) REQUIREMENTS: 1. Tenant signs on State Highwav 44 may be 8 -feet high with a 60 -square foot tenant panel area. 2. Tenant signs located on South Edgewood Lane or East State Street mav be 6 -feet high with a 40 -square foot tenant panel area. 3. The "E—E" logo and circle will be routed from 3/4 -inch clear acrylic primed and painted Gray Matters (SW7066) with fine texture finish and illuminated by ground mounted light fixtures. 4. Background color of all tenant panels will be Woodtone "Rustic Series" (River Rock) vertical orientation. 5. Tenant copy and logo will use halo illumination. non -illuminated, or punch through illumination in the tenant's colors. Punch through letters will have a 1/2 -inch distance Page 8 of 16 K:1Planning DeptlEagle Applications1Dr120161DR-34-16 MOD East End Marketplace MSP c I docx between the letters and the background. No more than 1/4 -inch around the letters may be illuminated from the light source shining through the transparent background material. • The original approval of the East End Marketplace master sign plan showed the "E—E" logo on the monument signs to be embossed in the concrete on monument signs TS -1 and TS -2. The applicant is requesting approval to route the "E'E" logo from 3/4 -inch clear acrylic and to prime and paint the logo on monument signs TS -1, TS -2, and TS -4. The applicant has not specified the specific color the logo would be painted. The applicant should be required to provide revised elevation plans of monument signs TS -1, TS -2, and TS -4 indicating the color the "E—E" logo is to be painted. The revised elevation plans should be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a sign permit. • The applicant is proposing to construct TS -3, a monument sign for the Cottonwood Meadows apartment complex at the driveway entrance to the complex located on the north side of the east/west access drive within the East End Marketplace approximately 125 -feet west of East McGrath Road. The applicant should be required to provide a landscape plan showing 20 -square feet of landscaping at the base of monument sign TS -3. The landscape plan should be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit. • 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 July 12, 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 1:59:44) Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that: • The Board is in favor of the proposed changes to the master sign plan. BOARD DECISION: The Board voted 3 to 0 (Grubb, Brasher, Schafer, and Baer absent) to recommend approval of DR -34-16 MOD for a design review application to modify the master sign plan for East End Marketplace for The Charter School Fund — Oro Valley, LLC, with the following site specific conditions of approval and standard conditions of approval provided within their findings of fact and conclusions of law document, dated July 12, 2018. PUBLIC MEETING OF THE COUNCIL: A. A meeting to consider the application was held before the City Council on July 24, 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). Page 9 of 16 K:WIanning Ikptlliagk ApplicationsU)r12016\DR-34-16 M(11) East End Marketplace MSP ccl:dncx COUNCIL DECISION: The Council voted 4 to 0 to approve DR -34-16 MOD fora design review application to modify the master sign plan for East End Marketplace for The Charter School Fund — Oro Valley, LLC, with the following Design Review Board recommended site specific conditions of approval and standard conditions of approval. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. The following shall be the master sign plan criteria for the business located within East End Marketplace: East End Marketplace Master Sign Plan This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly enforced and any non -conforming or unapproved signs must be removed or brought into conformance at the expense of the tenant. A. GENERAL APPROVAL REQUIREMENTS: 1. Every owner of any proposed building within East End Marketplace shall be required to submit signage plans to the shopping centers managing entity for written approval. A design review sign application, accompanied by the written approval of the managing entity, shall be submitted to the City for any proposed signs for City review and approval. All signs shall be in compliance with the criteria stated herein as well as Eagle City Code. In cases of any conflict between Eagle City Code and the criteria specified herein, the more restrictive requirements shall apply. 2. Each building within the East End Marketplace will be required to have a design review sign application submitted with the approval of the building elevations. 3. All permits for tenant's signs and their installation shall be obtained by tenant or his representative and shall conform to all local building and electrical codes as well as the criteria set forth hereafter. 4. All tenant signs shall be designed, constructed and installed at tenant's expense. 5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will be permitted. 6. All signs shall meet Underwriters Laboratories and National Electrical code requirements. 7. Tenant shall be required to fulfill all the requirements of these criteria. 8. The TS -4 monument sign is an alternate sign design that may be used in place of a TS -1 or TS -2 monument sign as shown on the Master Sign Plan for East End Marketplace and Riverside site plan date stamped by the City on May 21, 2018. B. LARGE MULTI -TENANT CENTER SIGN (CS -1) REQUIREMENTS: 1. One 25 -foot high multi -tenant center sign is permitted on State Highway 44. 2. Tenant copy will be fabricated from reverse pan channel halo illuminated letters. 3. Tenant copy will be brushed satin. 4. Tenant may use font and logo. 5. Tenant copy will use white LED halo illumination. Page 10 of 16 K:U'Ianning Ikptlliagk Applications1Dr120161DR-34-16 MOF) East End Marketplace MSI' cct1duex 6. Background color of all tenant panels will be Woodtone "Rustic Series" (River Rock) vertical orientation. 7. The "East — End" will be pan channel letters with exposed white neon on a dress blues background with brushed satin frame. 8. The "E—E" logo and circle will be brushed satin with blue halo illumination. 9. The "Marketplace" will be punch through letters with the distance between the letters and the background to be 1/2 -inch. No more than 'A -inch around the letters may be illuminated from the light source shining through the transparent background material. C. CENTER MONUMENT SIGNS (CS -2) REQUIREMENTS: 1. Center signs on State Highway 44 may be 8 -feet high with a 60 -square foot tenant panel area. 2. Center signs located on South Edgewood Lane or East State Street may be 6 -feet high with a 40 -square foot tenant panel area. 3. The "E—E" logo and circle will be brushed satin with blue halo illumination. 4. The "Marketplace" will be punch through letters with the distance between the letters and the background to be 1/2 -inch. No more than 'A -inch around the letters may be illuminated from the light source shining through the transparent background material. The frame around the "Marketplace" will be brushed silver with blue halo illumination. D. TENANT SIGNS AND MULTI -TENANT SIGNS (TS -1 AND TS -2) REQUIREMENTS: 1. Tenant signs on State Highway 44 may be 8 -feet high with a 60 -square foot tenant panel area. 2. Tenant signs located on South Edgewood Lane or East State Street may be 6 -feet high with a 40 -square foot tenant panel area. 3. The "E—E" logo and circle will be routed from 3/4 -inch clear acrylic primed and painted Gray Matters (SW7066) with fine texture finish and illuminated by ground mounted light fixtures. 4. Background color of all tenant panels will be Woodtone "Rustic Series" (River Rock) vertical orientation. 5. Tenant copy and logo will use exposed neon, non -illuminated, or punch through illumination in the tenant's colors. Punch through letters will have a 1/2 -inch distance between the letters and the background. No more than 'A -inch around the letters may be illuminated from the light source shining through the transparent background material. 6. The first tenant on a multi -tenant monument sign shall establish the type of illumination for the entire sign (i.e.: exposed neon, non -illuminated, or punch through). 7. The monument sign for The Cottonwood Meadows apartment complex is permitted to have the government required signage place on the face of the monument sign. The government regulations requiring the minimum signage content shall be provided to staff for review and approval. E. TENANT SIGN (TS -3) REQUIREMENTS: 1. Tenant sign located on East McGrath Road may be 6 -feet high with a 40 -square foot tenant panel area. 2. Background color of tenant panel will be fabricated from sheet metal primed and painted brushed silver with satin finish. The "Cottonwood" letters will be punch through letters with the distance between the letters and the background to be 1/ -inch. No more than 1/4 -inch around the letters may be illuminated from the light source shining through the transparent Page 11 of 16 K:1k'lanning DeptlEagle ApplicationsUM20161I)R-34-16 MOD East End Marketplace MSP cct docz background material. The frame around the "Marketplace" will be brushed silver. F. MULTI -TENANT SIGNS (TS -4) REQUIREMENTS: 1. Tenant signs on State Highway 44 may be 8 -feet high with a 60 -square foot tenant panel area. 2. Tenant signs located on South Edgewood Lane or East State Street may be 6 -feet high with a 40 -square foot tenant panel area. 3. The "E—E" logo and circle will be routed from 3/4 -inch clear acrylic primed and painted Gray Matters (SW7066) with fine texture finish and illuminated by ground mounted light fixtures. 4. Background color of all tenant panels will be Woodtone "Rustic Series" (River Rock) vertical orientation. 5. Tenant copy and logo will use ground mounted illumination. 2. Provide revised elevation plans of monument signs TS -1, TS -2, and TS -4 indicating the color the "E—E" logo is to be painted. The revised elevation plans shall be reviewed and approved by staff and two members of the Design Review Board prior to the issuance of a sign permit. 3. Provide a landscape plan showing 20 -square feet of landscaping at the base of monument sign TS -3. The 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. 4. A sign permit is required prior to the installation of any signs on this site. 5. Ensure that the proposed monument sign location does not impede the traffic vision triangle. 6. Provide detailed cutsheets of the proposed ground mounted light fixtures showing the style, wattage, luminaires, size, etc. to be used to illuminate the monument signs. Provide a revised landscape plan showing the ground mounted light fixture screened by landscaping providing a 12 month screen of sufficient height and density to conceal such fixtures. The detailed cutsheets and revised landscape plan shall be reviewed and approved by staff prior to the issuance of a sign permit. 7. The height of the monument signs TS -1, TS -2, and TS -4 are approved with the decorative metal architectural feature shown above the maximum height permitted. 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 Page 12 of 16 K:Wlanning Dept\Eaglc Applications1oA2111611)R-31-16 Mol) last End Marketplace MS1' cct.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. Page 13 of 16 K:II'tanning I )eptlEaglc Applications1DA4016 DR -34-16 MOD East End Marketplace MtiP ccL dot x 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 Page 14 of 16 K:1Planning DcpAEaglc Applications11)1120l61AR-3416 MUD last End Marketplace MSP cadocx 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 -34-16 MOD) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review Overlay District, and based upon the information provided with the conditions required herein, concludes that the proposed design review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan. 2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of Eagle City Code 8-2A-13(B)(2)(i), and has concluded: i. The monument signs will be required to be harmonious with the architectural design of the existing signs throughout the East End Marketplace development and will not cover nor detract from desirable architectural features. Page 15 of 16 K:M anning I eptlEaglc Applications1lh120161)R-34-16 MOO) East End Marketplace MSI' ccLdocx DATED this 24th day of July 2018. CITY COUNCIL OF THE CITY OF EAGLE Ada County. Idaho Stan Ridgeway, Mayor ATTEST: Sharon K. Bergmann, Eagle Citg Clerk : .- 'K •• • \4 STi1"IEl 11,,,,,,,,,,,,E, Reconsideration Notice: Applicant has the right, pursuant to Section 67-6535, Idaho Code, to request a reconsideration within fourteen (14) days of the final written decision. Page 16 of 16 F 1PL .g 1h,plu,11, Amicm u A )r\2 )161bk-)4-t1 1Ul) I .N 1 n 1 \l.uh - 1'Liu• \111' i.1 do,.