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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. Page 1 of 8 K:\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Palmeto Plaza MSP drfl.doc 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". Page 2 of 8 K\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Palmeto Plaza MSP drf I doc 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. Page 3 of 8 K:\Planning Dept\E.agle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Palmeto Plaza MSP drfl.doc 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 Page 4 of 8 K:\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Pelmeto Plaza MSP drfl.doc 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. Page 5 of 8 K:\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Palmeto Plaza MSP drfl.doc 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. Page 6 of 8 K:\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Palmeto Plaza MSP drfI doe 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 _:I ! 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. Page 7 of 8 K:\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Palmeto Plaza MSP drfl.doc 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•`•� Page 8 of 8 K:\Planning Dept\Eagle Applications\Dr\2023\Palmetto Plaza MSP DR-27-23\Palmeto Plaza MSP drfl.doc