Findings - DR - 2023 - DR-27-23 - Palmetto Plaza - Master Sign Plan for Palmetto Plaza, Including Three Building Wall Signs for Stuman's BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
MASTER SIGN PLAN FOR PALMETTO )
PLAZA,INCLUDING THREE BUIDLING )
WALL SIGNS FOR STRUMAN'S FOR )
TERM INVESTMENTS,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-27-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 8,2023. 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:
TERM Investments,LLC,represented by Rebecca Forster, is requesting design review approval for a
master sign plan for Palmetto Plaza, including three building wall signs for Sturman's. The 1.1-acre
site is located on the southeast corner of East Plaza Drive and South Palmetto Avenue at 781 East
Plaza Drive(Lot 17,Block 3,Merrill Subdivision No. 2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 31,2023.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 15, 1997, the Eagle Planning and Zoning Commission approved the Rocky Mountain
Fitness Center(DR-15-97).
On June 8, 1999,the Eagle City Council approved Merrill Subdivision No. 1 and 2 (formerly Rocky
Mountain Business Park FPUD-2& 3-99 and FP-7 & 8-99).
On June 22, 1999, the Eagle City Council approved the landscape and pathway plan for Rocky
Mountain Business Park(DR-24-99).
On October 24, 2000, the Eagle City Council approved a modification to the landscape and pathway
plan for Rocky Mountain Business Park(DR-24-99 MOD).
D. COMPANION APPLICATIONS: DR-26-23 (building application) and LLA-02-23 (lot line
adjustment).
E. COMPREHENSIVE PLAN DESIGNATION: Downtown, Scenic Corridor, and Public/Semi-Public.
F. ZONING DESIGNATION:
CBD and MU(Central Business District and Mixed Use).
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the CEDA(Community Entry Development Area)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
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I. SIGNAGE:
Future Building Wall Signs
Sign Data Proposed Required
Wall Sign Dimensions Varies depending on tenant's font and As limited within this application
logo
Area of Signage Varies depending on tenant's font and 10% of total area of building face
logo (per lease space)
Illumination Halo illuminated, external illuminated, Halo illuminated, external
punch through, or combination of both illuminated, punch through, or
combination of both
Materials As limited within the master sign plan Metal, aluminum, acrylic, or similar
material
Sturman's Building Wall Signs(south and south elevations)
Sign Data Proposed Required
Wall Sign Dimensions 5' high x 5' wide N/A
Area of Signage 20-square feet 47-square feet(maximum)
Illumination Halo illumination and punch through Interior-illumination prohibited
illumination
Materials Background: 3-inch thick aluminum Metal, aluminum, acrylic, or similar
reverse pan channel sculpted cabinet, material
illuminated with white LED, painted
black, pegged off the face of the building
1 ''/2".
Text: punch through letters with white
acrylic and overlaid with black premium
vinyl, illuminated with LED.
S: 2-inch thick aluminum reverse pan
channel letter, illuminated with white
LED, painted black, pegged off the face
of the background 1".
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Sturman's Building Wall Sign(west elevation)
Sign Data Proposed Required
Wall Sign Dimensions 2' 6"high x 2' 6"wide N/A
Area of Signage 6-square feet 79-square feet(maximum)
Illumination Halo illumination and punch through Interior-illumination prohibited
illumination
Materials Background: 3-inch thick aluminum Metal, aluminum, acrylic, or similar
reverse pan channel sculpted cabinet, material
illuminated with white LED, painted
black, pegged off the face of the building
1 'h".
Text: punch through letters with white
acrylic and overlaid with black premium
vinyl, illuminated with LED.
S: 2-inch thick aluminum reverse pan
channel letter, illuminated with white
LED, painted black, pegged off the face
of the background I".
Two Monument Signs
Sign Data Proposed Required
Sign Dimensions 8' high x 7' 3"wide 15' high(maximum)
Area of Signage 27-square feet 140-square feet(maximum)
Illumination Four ground mounted light fixtures (two on Interior-illumination prohibited
each side of monument sign)
Sign Landscaping 500-square feet(approximately)South 81-square feet(minimum)
Palmetto Avenue
90-square feet(approximately)East Plaza
Street
J. AGENCY RESPONSES:None.
K. LETTERS FROM THE PUBLIC:None received to date.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
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.
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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-5(C)
Areas Of Development: There are four (4) specifically defined areas of development within the
Design Review Overlay District. The general purpose of each of those areas are described below.
Any development which meets the criteria for design review, as set forth in this article,that is not
within the specific areas described below, shall be required to comply with the general
requirements of this article and not the specific requirements for the DDA, TDA, CEDA, and
DSDA:
1. Downtown Development Area-DDA: The purpose of the DDA is to establish a distinct area
regulated to fulfill the vision of the City Comprehensive Plan and to provide for activities
conducive to a compact and concentrated downtown commercial center.
2. Transitional Development Area-TDA: The purpose of the TDA is to provide areas for public
parking and service to the DDA and serve as an area for future expansion of the DDA as
market demands grow.
3. Community Entry Development Area-CEDA: The purpose of the CEDA is to fulfill the
vision of the City Comprehensive Plan by providing a sense of entry into Eagle and
transitional development into the DDA.
4. Dunyon/State Development Area-DSDA: The purpose of the DSDA is to allow unique
regulations specific to this district to facilitate the redevelopment of the area.
Where any parcel lies within more than one (1) development area described above, the entire
parcel shall be considered to be within the development area with the more restrictive
requirements. However, the development of a parcel located within more than one (1)
development area may be permitted using the criteria from each respective district provided the
Design Review Board determines that the more restrictive criteria is not compromised and that
the development is in harmony with the adjacent properties.
• 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
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e. The size, location,design,color,texture, lighting, landscaping,and hours of operations of all
permanent signs and outdoor advertising structures or features to ensure that any such
proposals do not detract from the function of,or design of, buildings, structures, surrounding
properties,neighborhoods,or streets.
• Eagle City Code Section 8-2A-8(B): Definitions:
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.
• Eagle City Code Section 8-2A-8(C)(8)Automated Signs:
b. Automated signs shall be prohibited in the downtown development area (DDA), the
transitional development area(TDA), the community entry development area(CEDA), and in
Residential and Public/Semipublic zoning districts.
• 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.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for Palmetto Plaza. Staff
recommends the following changes to the document titled"Master Sign Plan for Palmetto Plaza"
with text shown with underline to be added and text shown with strikethrough to be deleted.
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Master Sign Plan for Palmetto Plaza
SECTION A-General Approval Requirements:
1. Any tenant of the building interested in applying for exterior building signage and monument
sign tenant panels shall be required to submit signage plans to the Architectural Control
Committee(the"ACC")for prior written approval. A City of Eagle design review sign
application accompanied by written approval by the ACC shall be submitted to the City for
review.No exterior building signage or monument sign tenant panels will be installed prior to
receipt of City approval and a City of Eagle sign permit.
shall be submitted tot e Cia..f r, ed n(s) f r City staff level ne
approval. All signs shall f ll" 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.
3. All permits for tenant's signs and their installation shall be obtained by tenant,or their
representative,and shall conform to all local building and electrical codes as well as 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 exposed
raceways will be permitted.
6. All Signs shall meet Underwriter Laboratories and National Electrical Code requirements.
SECTION B-Number,Location,Design and Construction of Signs:
Monument Signs:
1. Flood lights used to illuminate monument signs shall be screened or located so they do not
shine onto any roadway or any nearby property.
2. Two monument signs are permitted. The monument signs will be 8-feet tall,measured from
the sign base to the top of sign but in no case shall be permitted to be higher than 12-feet
measured from the elevation at the centerline of the adjacent street if placed on a berm. The
total sign area of tenant panels shall not exceed 50-square feet per side of the monument sign.
3. The monument signs will be externally illuminated by 3,000 Kelvin maximum LED ground
mounted light fixtures(two on each side of the sign).
4. The monument sign will be used by the tenants located in the buildings.
5. The color of all tenant panels shall be black background and white copy and/or logo with
colors of chosen by tenant.
6. All tenant panels shall be constructed with pan channel aluminum primed and painted black
with semi-gloss finish.
guidelines-listed-under-the city guidelines for signs in section 8,A thru I and it's ordinances.
Building Wall Signs:
1. Materials may consist of metal, aluminum, plastic, acrylic,or similar material.
2. No internal illumination of any sign shall be permitted. Halo illumination,external
illumination,punch through,or a combination of all 4eth shall be permitted.
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3. Signage is limited to the areas identified on the building elevations.
4. Signs above the store fronts shall be centered top to bottom and side to side.
5. Total area of the signage shall not exceed 10%of the area of the building face(based on
tenant's lease space or ownership).
6. Tenant logos, colors,font, etc. are permitted.
Sign Placement:
FUTURETENAN FUTURETENANT FUTURE TENANT FUTURETENANT TURETENANT
®®=■ a _■m■ a _, I L ■wa
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iT l_ ' fi ' I I_ it ti II
SOUTH PERSPECTIVE
FUTURETENANT FUTURETENANT FUTURE TENANT FUTURETENANT FUTURETENANT
in lil
411
NORTH PERSPECTIVE
SECTION C -Miscellaneous Requirements:
1. Tenant shall,at the termination of the lease,remove Tenant's sign and repair any damaged
area and restore the building to its original condition when Tenant's sign was erected. This
work to be performed at Tenant's expense.
2. All other temporary signage, as may be permitted by Eagle City Code, shall be allowed.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF 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 June 8, 2023, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• Based upon the Board's recommendation of denial of the associated design review application for the
buildings (DR-26-23), the Board determined that approval of the master sign plan application would
be premature at this time. Should the materials,textures, colors, and/or architecture of either building
change, the master sign plan criteria, monument sign elevations, and building wall signs for
Sturman's should be modified to reflect any changes made to the two buildings associated with DR-
26-23.
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BOARD DECISION:
The Board voted 6 to 0(Mihan recused)to recommend denial of DR-27-23 for a design review
application for a master sign plan for Palmetto Plaza, including three building wall signs for Sturman's.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-27-23) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided within the "Board Deliberation" section
above, concludes that the master sign plan should not be approved until the building revisions have
been reviewed and approved to assure that the signage is consistent with the building architecture.
DATED this 22nd day of June 2023.
DESIGN REVIEW BOARD
OF THE C OF AGLE
Ada Cou d o
Robe Grubb,Chairman
AT EST: • •`',,OF'E
OpO .l�
Tracy E. om,Eagle City Clcl* ; �- �- ; *
6. SEAL
,q,C OF 1�P•`•�
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