Findings - CC - 2018 - DR-34-16 MOD - Modify The Master Sign Plan For The East End MarketplaceBEFORE 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/VAC-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
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G. SIGNAGE:
Center Sign Monument Sign — CS -1 (One sign) — No Change
Sign Data
Ski n 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
Sign Landscaping
Materials
Proposed
7' 1" high x 4' 6" wide
11 -square feet
E—E Symbol — halo illumination
Marketplace — punch through illumination
33 -square feet
Weathered steel, concrete, rustic fiber -cement
board siding, halo illumination
Required
8' high (maximum)*
60 -square feet (maximum)*
Interior -illumination prohibited
33 -square feet (minimum)
As required within the master
sign plan
*Note: ECC 8 -2A -8(C)(3) Height and square footage allowed for subdivision monument signs.
Tenant Monument Sign — TS- I or TS -2 (Eight signs)
Proposed
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))
Illumination Exposed neon or punch through letters
Sign Landscaping 216 -square feet (approximately)
Materials Weathered steel, concrete, rustic fiber -cement
board siding, halo illumination
Sign Data
Sign Dimensions
Area of Signage
Required
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
*Note: ECC 8-2A-8(C)(2)(t) 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.
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Tenant Monument Sign — TS -4
(alternate monument sign option to be located where TS -1 and TS -2 signs are shown)
1 Sign Data Proposed Required
Sign Dimensions 7' 4" high x 8' 4" wide 6' high (maximum)*
(6' high if metal roof cap is not included in 8' high (maximum)**
measurement)
Area of Signage 25.5 -square feet total 40 -square feet (maximum)*
3 -square feet (E—E Symbol) 60 -square feet (maximum)**
22.5 -square feet (tenant(s) sign area(s))
Illumination Ground mounted light fixtures 3000K Interior -illumination prohibited
Sign 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)(0 Tenant monument sign height and square footages allowed for signs located adjacent to local
roadways.
**Note: ECC 8-2A-8(C)(2)(t) Tenant monument sign height and square footages allowed for signs located adjacent to state
highways.
Tenant Monument Sign — TS -3 (One sign)
Sign Data Proposed Required
Sign Dimensions 4' high x 3' 2" wide 6' high (maximum)*
Area of Signage 6.5 -square feet total 40 -square feet (maximum)*
Illumination Cottonwood — punch through Interior -illumination prohibited
Sign Landscaping Unknown - no landscape plan provided 20 -square feet (minimum)
Materials Weathered steel, concrete, rustic fiber -cement As required within the master
board siding, punch through 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.
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Protect and enhance the small town character of the City by requiring signage which is creative and
distinctive, compatible with its surroundings, and an integral component of the style and character
of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8 -2A -2(B)
The general theme of the Design Review Overlay District is to specify desirable building and
landscape architectural styles and materials to create a sustainable and pleasing environment for
residents and visitors alike. The architectural designs, materials, and graphics set forth in this article
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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.
• 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 to 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
('/2"). The light source is concealed within the cabinet or structure and is not visible except that
illumination from the light source shines though transparent (nonopaque) background material for
no more than one-fourth inch 0/4") 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
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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)(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.
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• 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 3/4 -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".
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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 1/2 -inch. 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.
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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 1/4 -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
Grav Matters (SW7066) with fine texture finish embossed 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'/z-inch distance
between the letters and the background. No more than '% -inch around the letters may be
illuminated from the light source shining through the transparent background material.
E. TENANT SIGN (TS -3) REOUIREMENTS:
1. Tenant sign located on East McGrath Road mav 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 may 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 Highway 44 mav 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
Grav 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'/a-inch distance
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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 Iandscape 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).
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COUNCIL DECISION:
The Council voted 4 to 0 to approve 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 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.
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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/ -inch. 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.
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 1/4 -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 1/4 -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 1/2 -inch. No more than 'A -inch
around the letters may be illuminated from the light source shining through the transparent
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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/ -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
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occurs first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying
that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans
shall be submitted to the City Engineer for review and approval prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District.
Construction of the storm drain disposal system shall be complete before an occupancy permit is
issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that
any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1)
has been made in such a manner that the flow of water will not be impeded or increased beyond
carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using
or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
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Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted
to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first. The letter shall include the following comments and minimum requirements, and any other
items of concern as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 -square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Council or Eagle City Park and Pathway Development Committee for a
path or walkway shall be approved in writing by the Eagle City Park and Pathway Development
Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Park and Pathway Development Committee and shall be shown on the final plat prior to issuance
of a building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those
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K:Ylanning l)ept\Eagle Applications1lh120I61I)R-34-I6 MOI) East End Marketplace MI' ccI docx
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.
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DATED this 24t1i day of July 2018.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Stan Ridgeway, Mayor
ATTEST:
Sharon K Bergmann, Eagle City C1eirk
tttttttttt
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.
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