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Findings - DR - 2018 - DR-32-18 - Master Sign Plan For Ashbury Business Park Subdivision No. 2BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION ) FOR A DESIGN REVIEW FOR A ) MASTER SIGN PLAN FOR ASHBURY ) BUSINESS PARK SUBDIVISION NO. 2 ) FOR BRIGHTON CORPORATION ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR -32-18 The above -entitled design review application came before the Eagle Design Review Board for their action on July 26, 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: Brighton Corporation, represented by Virginia Cunningham with Golden West Signs, is requesting design review approval for a master sign plan for Ashbury Business Park Subdivision No. 2. The 3.71 - acre site is located on the south side of the intersection of South Brandenberg Avenue and West Bavaria Street at 3553 West Bavaria Street. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on June 20, 2018. Revised materials (sign elevations, lighting cut sheets) were received by the City on July 6, 2018. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On May 12, 2016, the City Council approved a design review application for the common area landscaping within Ashbury Business Park Subdivision No. 1 (DR -23-16). On October 24, 2017, the City Council approved the common area landscaping and trash enclosure within Ashbury Business Park Subdivision No. 2 (DR -42-17). On November 15, 2017, the City Council approved the final plat for Ashbury Business Park Subdivision No. 2 (FP -19-17). For additional property history see: CPA -09-06, A-19-06, RZ-25-06, PP -19-06, FP -08-07, FP -01-08, CPA -5-08, A-03-08, RZ-8-08, A-04-09, RZ-04-09, RZ-04-09 MOD, PP -02-13, FP -12-13, DR -08-14, DR -12-14, FP -04-14, DR -47-15, FP -12-15, and EXT -03-16. D. COMPREHENSIVE PLAN DESIGNATION: Neighborhood Residential, Transition Overlay E. ZONING DESIGNATION: MU -DA (Mixed Use with a development agreement) F. COMPANION APPLICATIONS: None Page 1 of 11 K:U'Ltnning lkptll:agk Applicauans1Dr1211181DR-32-1x Ashbury Bl' No. 2 M11' drrdoc G. SIGNAGE: Sign Data Wall Sign Dimensions Area of Signage Illumination Materials Sign Data Sign Dimensions Area of Signage Illumination Sign Landscaping Materials Building Wall Sign Proposed Varies depending on tenant's font and logo Varies depending on tenant's font and logo Halo -illuminated, exposed neon Varies depending on tenant's font and logo Monument Sign (Bavaria Street) Proposed 9' 3" high x 9' 9" wide 44 -square feet Two ground mounted light fixtures 345 -square feet (approximately) Stone base, sheet metal background and cladding painted SW6085 "Simplify Beige", 3mm aluminum tenant panels painted Omin Pak 386347 with beige 220- 49 premium vinyl, "A" background is 3mm brushed bronze dibond mounted with 1/2 GI pads to stone. Required 10% of the total area of the building face (maximum) 10% of total area of building face (maximum — for signs not visible to a state highway) 20% of total area of building face (maximum — for signs visible to a state highway) Internal -illumination prohibited Tenant's fonts, colors, and logo require Landlord and City of Eagle approval Required 15' high (maximum) 140 -square feet (maximum) Internal -illumination prohibited 132 -square feet (minimum) Per the master sign plan and Eagle City Code Page 2 of 1 1 K:11'Lenning Dept\Eagle ApplicationssDA2O181DR•32-I8 Ashbury [31' No. 2 MSP drt.duc Monument Sign (Chinden Boulevard -State Highway 20/26) Sign Data Proposed Sign Dimensions 15' high x 12' 1" wide Area of Signage 96 -square feet (including EMC) Illumination Punch through (halo illumination) Sign Landscaping 272 -square feet (approximately) Materials Stone base, sheet metal background and cladding painted SW6085 "Simplify Beige," 2" deep aluminum tenant panels painted Omin Pak 386347 with 34" punch through milk white acrylic letters with beige opaque vinyl, "A" background is 3mm brushed bronze dibond mounted with '/ GI pads to stone, 16mm full color electronic message center H. AGENCY RESPONSES: None I. LETTERS FROM THE PUBLIC: None received to date. STAFF ANALYSIS: Required 15' high (maximum) 140 -square feet (maximum) Internal -illumination prohibited 540 -square feet (minimum) Per the master sign plan and Eagle City Code A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Protect and enhance the small town character of the City by requiring signage which is creative and distinctive, compatible with its surroundings, and an integral component of the style and character of the building to which it relates. B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8 -2A -2(B) The general theme of the Design Review Overlay District is to specify desirable building and landscape architectural styles and materials to create a sustainable and pleasing environment for residents and visitors alike. The architectural designs, materials, and graphics set forth in this article are complied to create a theme unique to the area called "Eagle Architecture". • Eagle City Code Section 8 -2A -6(A)(4) Signage for any project shall provide for business identification and minimize clutter and confusion on and off the site. a. The "overall sign concept" for multi -tenant business centers to assure that it addresses the continuity between tenant sign design and building design; b. The reduction of hazards to motorists, bicyclists and pedestrians as may be caused by or partially attributable to the distraction and obstruction of improperly located and designed signs; c. The provision for effective and necessary business identification systems adapted to the building design; d. The continued maintenance of signs throughout their life; and Page 3 of 11 K:11'lanning IkptlEaglc AApplicatiunssDr12Ql81DR-32-18 Ashbury 131' No. 2 MSI' dridoc e. The size, location, design, color, texture, lighting, landscaping, and hours of operations of all permanent signs and outdoor advertising structures or features to ensure that any such proposals do not detract from the function of, or design of, buildings, structures, surrounding properties, neighborhoods, or streets. • Eagle City Code Section 8 -2A -8(C): Provisions and Requirements: 1. Wall Signs (Flat And Perpendicular): b. Each business within a multi -tenant building shall be allowed a maximum of three (3) wall signs provided that each sign is placed on a different side of the building. d. For a multi -tenant building the total sign area of all wall signs shall not exceed ten percent (10%) of the area of the building face to which they are attached, except that the total sign area for wall signs that are visible from a state highway shall be a maximum of twenty percent (20%) of the area of the building face to which they are attached. • Eagle City Code Section 8 -2A -8(C)(15) Master Sign Plan: A "master sign plan", as defined by this article, shall be required to be submitted to the city for review and approval. The purpose of a master sign plan is to coordinate signs, and create a plan that establishes a building or site's overall sign design. The master sign plan shall show sign colors, styles and locations of buildings, maximum size, illumination, and materials to be used. The master sign plan may be approved by the city with elements that require suspension or relaxation of the height, area, number of signs, or locations of signs specified within this article if the city council finds that extraordinary conditions exist which allow suspension or relaxation, but that any suspension or relaxation will still meet the intent of this article and: a. The development site contains unique or unusual physical conditions such as topography, proportion, size or relation to a public street that would limit or restrict normal sign visibility; or b. The proposed or existing development exhibits unique characteristics of land use, architectural style, site location, physical scale, historical interest or other distinguishing features that justify variation from conventional development; or c. The proposed signage incorporates special design features such as logos, emblems, murals, statuaries or similar architectural elements that are designed in a manner determined by the city to be architecturally compatible to the sign and area. • Eagle City Code Section 8 -2A -8(C)(13) Sign Illumination: a. The city must find that any illuminated sign permitted under the specific regulations within this article is designed such that brightness levels are controlled to assure a soft, subtle effective light in accordance with other city regulations intended to create and maintain the Eagle architecture theme, while encouraging energy efficient lighting. b. Illumination types, styles, and practices not listed herein shall be prohibited unless otherwise deemed by the design review board and city council to be consistent with the Eagle architecture 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. Page 4 of 11 K:1Planning 1kptUsagk Application.U)A2O18U]R-32-18 Ashbury 111' No. 2 Mtir drl.doc f. Metal halide is not permitted as a light source for signage. g. All types of internal illumination is prohibited, except for automated signs and drive- through/drive-up service menu board signs as regulated in this article. C. DISCUSSION: • The landscape plan shows 272 -square feet of landscaping adjacent to the monument sign on Chinden Boulevard/State Highway 20/26 and the required minimum landscaping is 540 -square feet (three times the area of the sign). The applicant should be required to provide a revised landscape plan showing a minimum of 540 -square feet of landscape around the monument sign on Chinden Boulevard/State Highway 20/26. The revised 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. • The landscape plan shows the monument sign located on Bavaria Street within the site vision triangle. The applicant should be required to provide a revised landscape plan showing the monument sign proposed on Bavaria Street located outside of the site vision triangle. The revised 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 recommends the following changes to the "Ashbury Business Park No. 2 Master Sign Plan for 1525-1655 Bavaria Street", with underlined text to be added and strike through to be deleted so as to be in compliance with Eagle City Code. Ashbury Business Park Subdivision No. 2 Master Sign Plan This criterion has been established for the mutual benefit for all tenants. A. GENERAL APPROVAL REQUIREMENTS: 1. Every tenant of the proposed building within Ashbury Business Park Subdivision No. 2CommeFeial shall be required to submit signage plans to the managing entity for written approval. A design review sign application, accompanied by 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. Each building within Ashbury Business Park Subdivision No. 2 Commercial will be required to submit a design review sign application with the approval of the sianbuildift elevations. 3. All permits for tenant's signs and their installation shall be obtained by tenant or 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. A sign permit is required prior to the installation of any signs on this site. Page 5 of 11 K:II'lanning I)eptlliagle Applicatiunslhr1211181[)R-32-18 Ashbury BI' No. 2 MSP drf.duc B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS: 1. Multi -tenant Monument Sign a. Two double -face multi -tenant signs shallwill be permitted. b. The monument signs shall be constructed per the sign elevation. date stamped by the City on July 6. 2018.Oee-nen-illami:_nated 9' tall with 37.6 ,q. ft-ef copy arca at the Bavaria Etrcct entrance aixd one illuminated 15' tall with 91.1 oq—ft. overall copy arca, including an electronic me ag3 oantar with viewing arca of 18 oq. ft., (19.7% e€-everall copy arca), to be loeated-on C-hirr ealerard. c. The multi -tenant monument signs will be used by the tenants located within Ashbury Business Park Subdivision No. 2eomme•cial. Tenants shall receive written approval from the managing entity. d. The background color of all tenant panels shall be Dark Bronze (Omin Pak 386347). e. Tenants are permitted to place their text and logo on the background panel on the monument sign. 2. Building Wall Signs a. Exterior wall signs shall be individual reverse pan channel letters or open pan channel letters with exposed neon. Halo illuminated with neon or L.E.D. pegged off the face of the building 1/2" to 1 ". Building wall sign(s) that can be seen from Chinden Boulevard -State Highway 20/26 shall not exceed 20% of the surface area of the building. Building wall signs that are not visible from Chinden Boulevard -State Highway 20/26 shall not exceed 10% of the surface area of the building, as defined within Eagle City Code. b. Non -illuminated reverse pan channel letters installed flush to the building may be considered if identified within an individual building's master sign plan. c. Tenants will be allowed to use their fonts and colors for their logo. All tenant's identification designs, copy, color, and shapes shall require Landlord and City of Eagle's approval. d. Tenants shall receive written approval from the managing entity. e. A master sign plan is required for each individual building with multiple tenants and must also comply with this master sign plan. If an individual building has a single tenant, all signs must comply with this master sign plan. 3. Freehanging Signs: a. Not permitted. 4. Miscellaneous Signs: a. Tenants are allowed door signs identifying the business and/or indicated business hours emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square feet. b. Tenants are allowed window signs as long as the total window area covered does not exceed twenty five percent (25%) of the total window area of all windows facing public streets. Page 6 of 11 K:1Planning DeptlEagie Applications\Dr120181DR-32-18 Aehhury HP No. 2 MSP drtldoc C. MISCELLANEOUS REQUIREMENTS: 1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign contractor will be liable for any actions committed during installation or service of signage. 2. Tenant or tenant's representative shall be responsible for costs of maintenance, service, repair or replacement of tenant's sign, time clock or electrical wiring. 3. Tenant shall be required to keep sign in working order and all surfaces shall be maintained in good condition. 4. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations of the building structure in a watertight condition that matches texture, color, and material used in the construction of the building. 5. Tenants or tenant's representative should contact the managing entity for a list of approved sign vendors. 6. 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. 2. A Sign -permit i:, required prior to the ir€ allaien of any signs en thisite 3. Provide material Samples showing types, color, textures. etc. to be sed in the constraetien of tvtti e—menmTent—sign . The al samples shall be—reviewed—and approved by staff and one member of th oard prior to the isouanee of a sign permit. 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 26, 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 1:14:08) Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that: • The Board is in favor of the master sign plan criteria and the design and colors of the two monument signs. • The Board affirms the monument sign materials and colors match the existing monument sign for Ashbury Business Park Subdivision No. 1. BOARD DECISION: The Board 5 to 0 (Schafer abstained, Brasher absent) to recommend approval of DR -32-18 for a design review application for a master sign plan for Ashbury Business Park Subdivision No. 2 for Brighton Corporation, 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. Page 7 of 11 K:IPlanning Ihptll:agk Applicaliuns\DA20181DR-32.18 Ashbury 111' No. 2 Mtil' drl.doc SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Provide a revised landscape plan showing a minimum of 540 -square feet of landscape around the monument sign on Chinden Boulevard/State Highway 20/26. The revised landscape plan shall be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit. 2. Provide a revised landscape plan showing the monument sign proposed on Bavaria Street located outside of the site vision triangle. The revised landscape plan shall be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit. 3. The following shall be the master sign plan criteria for Ashbury Business Park Subdivision No. 2. Ashbury Business Park Subdivision No. 2 Master Sign Plan This criterion has been established for the mutual benefit for all tenants. A. GENERAL APPROVAL REQUIREMENTS: 1. Every tenant of the proposed building within Ashbury Business Park Subdivision No. 2 shall be required to submit signage plans to the managing entity for written approval. A design review sign application, accompanied by 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 Ashbury Business Park Subdivision No. 2 will be required to submit a design review sign application with the approval of the sign elevations. 3. All permits for tenant's signs and their installation shall be obtained by tenant or 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. A sign permit is required prior to the installation of any signs on this site. B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS: 1. Multi -tenant Monument Sign a. Two double -face multi -tenant signs shall be permitted. b. The monument signs shall be constructed per the sign elevation, date stamped by the City on July 6, 2018. c. The multi -tenant monument signs will be used by the tenants located within Ashbury Business Park Subdivision No. 2. Tenants shall receive written approval from the managing entity. d. The background color of all tenant panels shall be Dark Bronze (Omni Pak 386347). e. Tenants are permitted to place their text and logo on the background panel on the monument sign. Page 8 of 11 K:U'Ianning Ikptltagk Applications1Dr1201$1DR-32- IX Ashbury HP No. 2 MSI' dri:doc 2. Building Wall Signs a. Exterior wall signs shall be individual reverse pan channel letters or open pan channel letters with exposed neon. Halo illuminated with neon or L.E.D. pegged off the face of the building 1/2" to 1 ". Building wall sign(s) that can be seen from Chinden Boulevard - State Highway 20/26 shall not exceed 20% of the surface area of the building. Building wall signs that are not visible from Chinden Boulevard -State Highway 20/26 shall not exceed 10% of the surface area of the building, as defined within Eagle City Code. b. Non -illuminated reverse pan channel letters installed flush to the building may be considered if identified within an individual building's master sign plan. c. Tenants will be allowed to use their fonts and colors for their logo. All tenant's identification designs, copy, color, and shapes shall require Landlord and City of Eagle's approval. d. Tenants shall receive written approval from the managing entity. e. A master sign plan is required for each individual building with multiple tenants and must also comply with this master sign plan. If an individual building has a single tenant, all signs must comply with this master sign plan. 3. Freehanging Signs: a. Not permitted. 4. Miscellaneous Signs: a. Tenants are allowed door signs identifying the business and/or indicated business hours emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square feet. b. Tenants are allowed window signs as long as the total window area covered does not exceed twenty five percent (25%) of the total window area of all windows facing public streets. C. MISCELLANEOUS REQUIREMENTS: 1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign contractor will be liable for any actions committed during installation or service of signage. 2. Tenant or tenant's representative shall be responsible for costs of maintenance, service, repair or replacement of tenant's sign, time clock or electrical wiring. 3. Tenant shall be required to keep sign in working order and all surfaces shall be maintained in good condition. 4. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations of the building structure in a watertight condition that matches texture, color, and material used in the construction of the building. 5. Tenants or tenant's representative should contact the managing entity for a list of approved sign vendors. 6. 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. 4. A sign permit is required prior to the installation of any signs on this site. Page 9 of 11 K:1Manning Ikptlliagk Applications1Dr1211I81DR-32-18 Ashbury 131' No. 2 MSI' drl.doc 5. Upon completion of the monument signs, the applicant shall request a site inspection to be completed by the Planning and Zoning Department. Upon verification that the monument signs and landscaping have been completed in compliance with the approved plans, a certificate of completion will be issued. 6. Ensure that the proposed monument sign location does not impede the traffic vision triangle. 7. The stone material on the monument sign shall match the stone material on the Ashbury Business Park Subdivision No. 1 existing. monument sign. 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 -32-18) 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. 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 monument sign will be harmonious with the architectural design of the existing monument sign located within Ashbury Business Park Subdivision No. 1, and will not cover nor detract from desirable architectural features. Page 10 of 11 K:U'Ianning Ilkpff.agk Applications\DA2018 DR -32-I8 Ashhury BP No. 2 NISI' drl.doc DATED this 9'h day of August 2018. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaho Tom Robert Grubb, Cli tirman ATTEST: c___qk,_k.-::_ /orSharon K. Bergmann, Eagle City Clerk Page 11 of 11 A \l'Lrnnine IkpII d,: k. 4pplxaur n+\14t21118\I)R i2 IN A.hhur} III' \, : \I?I' JrI do, .. Jo,.