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Findings - DR - 2024 - DR-2023-71 - East End Marketplace - Master Sign Plan for a Multi-Tenant Restaurant with a Drive-Through and Retail Building BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION ) FOR A DESIGN REVIEW FOR A MASTER) SIGN PLAN FOR A MULTI-TENANT ) RESTAURANT WITH A DRIVE- ) THROUGH AND RETAIL BUILDING ) FOR RENNISON COMPANIES ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-2023-71 The above-entitled design review application came before the Eagle Design Review Board for their action on April 25, 2024. 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: Rennison Companies,represented by Zach Turner, is requesting design review approval for a master sign plan for a multi-tenant restaurant with a drive-through and retail building. The 1.46-acre site is located on the northeast corner of State Highway 44 and South Edgewood Lane at 650 South Edgewood Lane within East End Marketplace. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on October 24,2023. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On February 13, 2007, the 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 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 March 24, 2016, the Design Review Board approved a master sign plan for the specialty retail store for TPC Commercial,LLC(DR-07-16). On April 14, 2016, the Design Review Board approved a design review application for the common area landscaping within East End Marketplace, including the construction of a 14,924-square foot specialty retail store(food and beverage sales)(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). On April 20, 2017, the City approved an extension of time application for the common area landscaping within East End Marketplace, including the construction of a 14,924-square foot specialty retail store(food and beverage sales)(EXT-04-17). On July 24, 2018, the City Council approved a design review application to modify the master sign plan for East End Marketplace(DR-34-16 MOD). On February 22, 2023, the City Council approved a design review application for a multi-tenant Page 1 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-7I-23\East End Marketplace Bldg No.3 MSP Findings DR.doc retail/restaurant building within East End Marketplace(DR-61-21). On September 8, 2023, the Design Review Board approved an apartment facility for Cottonwood Meadows within East End Marketplace for Pacific West Communities, Inc. (DR-42-16). On April 9, 2024, the City Council approved a development agreement modification (development agreement in lieu of a conditional use permit) to modify the conditions of development and concept plan contained within the executed development agreement(RZ-11-15 MOD). On April 9, 2024, the City Council approved a combined preliminary plat and final plat for Retail One Subdivision,a 6-lot(6-buildable)commercial subdivision(PP/FP-01-23). D. COMPANION APPLICATIONS: DR-2023-70(building application). E. COMPREHENSIVE PLAN DESIGNATION: Commercial. F. ZONING DESIGNATION: C-2-DA(General Business District with a development agreement). G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA, or DSDA. H. URBAN RENEWAL DISTRICT: Yes. I. SIGNAGE: Building Wall Sign Sign Data Proposed Required Wall Sign Dimensions Varies based on tenant's font and Varies based on tenant lease space logo Area of Signage Varies based on tenant's font and 10%of the area of the tenant lease logo space(maximum) Illumination Halo-illuminated, externally Interior-illumination prohibited illuminated,non-illuminated Materials As limited within the master sign Cast metal,fiberglass,plastic, plan acrylic(or sim.),minimum 1/4"thick to maximum 8"thick 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. 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 Page 2 of 13 K'Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc 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 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)(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 650 South Edgewood Lane. Staff recommends the following changes to the document titled "Design Review Master Sign Plan Narrative East End Marketplace Retail III — Eagle, Idaho" with text shown with underline to be added and text shown with strikethrough to be deleted. Master Sign Plan East End Marketplace Retail III Building—Eagle I c etio w tl, e r Desig Rev ew (Bu lding) ., plication f r the ew �050 �f multi Page 3 of 13 K:'Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DRdoc tenant retail bu ld ng h 'tt' th' M ster Sign Plan plc t;on f r your review and . e e 8C.15, we arc proposing a Master Sir Plan that will 'low Flexibility design while providing the fie gi idelines .,nd eontrols as will b.e neeessary p The_ roposed signags.nay this Sign Plan. Building Signs(Typ.): 1. The tenant shall be required to submit signage plans to the developer or developer's management entity for written approval. An administrative level design review sign application, accompanied by the written approval of the managing entity, shall be submitted to the City for any proposed signs for the City's review and approval. All signs shall comply with the criteria stated herein as well as the Eagle City Code. In cases of any conflict between the Eagle City Code and the criteria specified herein, the more restrictive requirements shall apply. 2. Wall Signs a. Wall Sign materials may consist of cast metal, fiberglass,plastic, acrylic (or sim.) and shall be a minimum of'/2" and a maximum of 8" thick. Wall Signs may be surface- mounted or held off face of building. Illuminated and non-illuminated channel letter signs may also be incorporated. b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos shall be as proposed by individual tenant(typ.). c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building elevation sheets. Final sign location and sizes will be provided as part of the tenant design review sign application. Wall sign locations are shown on all 4 sides of the building.Each business within a multi-tenant building may be allowed up to three wall signs provided that each sign is placed on a different side of the building. Size of signs shall not exceed 10% of the area of the building face to which it is attached (measured by tenant's lease space HxW). d. Wall Sign Illumination: i. The building facade shall be provided with electrical power at the designated signage locations to accommodate sign illumination. ii. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance. iii.Where occurs,sign transformers shall be hidden from view. iv.We are requesting no restriction on hours of illumination. 3. Blade signs are encouraged. Blade signs may be halo intemally illuminated or floodlit by gooseneck light. In any case, blade signs shall maintain an 8'-0" minimum clear height Page 4 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc from the finish grade. Building Address Number(Where Required): 1. Cast metal building address numbers shall be located on the face of building. Directional Signs: 1. No directional signs are proposed under this application. Monument Signs: 1. No monument signs are proposed under this application. Comply with the East End Marketplace master sign plan LDR-34-16 MOD) for approved locations and sign elevations. 1. No menu board signs aye dosed under this application; howeve. ch shall be acceptable. It is anticipated thcic may be a series of 2 3 boards for the drive thru tenant. n st.. t,. -elleboard to be o ea b. Staff: Drive-Through/Drive-Up Service Menu Board Signs: 1. Shall not exceed seven feet j7') in height and the sign area shall not exceed thirty-five (35)square feet. 2. Internal illumination may be permitted if the City determines the following: a. The lighting shall be harmonious with and in accordance with the general objectives, or with any specific objective of this article; b. The lighting shall be installed, operated, and maintained to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity and will not change the essential character of the same area:and c. The lighting will not be disturbing to existing or future neighboring uses. Sign Examples: Wall Sign(Parallel) Cast Metal or plastic with Wall-Mounted Lighting JLk . i I' — 1 i L Page 5 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc Wall Sign(Parallel) Cast Metal or Plastic with Wall-Mounted Gooseneck Lighting • rf vro l - at 411$ 1 91. ' X! Wall Sign(Parallel) Individual Letter Sign with no gooseneck fixtures(assume halo-illuminated at night) irbinimmer • vt „fit, .,, t 1 < tot - A IL Page 6 of 13 K:'Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc Hanging Canopy Sign 111110111 IMMO " ..' « Sign Placement: POTENTIAL TENANT _� POTENMIiENANT SIGN LOCATION 1H'-0' SON LOUTION ........... ... T.O.PMAPET -_... ._... __ TO.MAPET i_ J �' T I 1�a 't �[ liltda f I 1 LEVATION I ,„A.•1.a- 126-O __ T NT TENANT 4 POTENTALTENANT ® T.O.PARAPET SION LOCATION ' -, 122'-0" I I r--- r FUTURE MONUMENT y �, — k ....... !. __..l :.. « SIGN REFERENCE INDICATED FOR w, ,1111111 ■ N REFERENCEONLY,NOTOPE 1 1 A PART OF THIS S[OPE. ..1 trig 1 4171 2 SOUTH ELEVATION PPOTENTIAJ.TEN T. I .__ .._. _ tc _.�i 1 I P �____— 1�� 122'-0" ` __ .— _ _ T.O.PARAPET T I I r .1 C Ime F 3 NORTH ELEVATION SCALE 3/16"•c-n Page 7 of 13 K:\Planning Dept'Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR-doc .,A.x... ...,W LAN,POTENTIAL L TENANT 1 T O.PARA , -�PMAIE7 I FUTURE MONUMENT _I _ SGNINDKATEDIW ® 1 REFFRFNCF ONLY NOT q APART OF TNR SLOPE ll ItT 4. — FF A WEST ELEVATION 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 April 25,2024, at which time the Board made their decision. BOARD DELIBERATION: Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that: • The Board is in favor of the proposed master sign plan criteria with the additional language that earthtone colors are encouraged. BOARD DECISION: The Board voted 4 to 0(Lindgren and Mihan recused; Greer absent)to recommend approval of DR-2023- 71 for a design review application for a master sign plan for a restaurant with a drive-through and retail building,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 and text shown with strikethrough to be deleted by the Board. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. The following shall be the master sign plan for East End Marketplace Retail Building III: Master Sign Plan East End Marketplace Retail III Building Building Signs(Typ.): 1. The tenant shall be required to submit signage plans to the developer or developer's management entity for written approval. An administrative level design review sign application, accompanied by the written approval of the managing entity, shall be submitted to the City for any proposed signs for the City's review and approval. All signs shall comply with the criteria stated herein as well as the Eagle City Code. In cases of any conflict between the Eagle City Code and the criteria specified herein,the more restrictive requirements shall apply. 2. Wall Signs a. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be a minimum of%2"and a maximum of 8"thick. Wall Signs may be surface-mounted or held off face of building. Illuminated and non-illuminated channel letter signs may also be incorporated. b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos shall be as proposed by individual tenant(typ.). Earthtone colors are encouraged. Page 8 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building elevation sheets. Final sign location and sizes will be provided as part of the tenant design review sign application. Wall sign locations are shown on all 4 sides of the building. Each business within a multi-tenant building may be allowed up to three wall signs provided that each sign is placed on a different side of the building. Size of signs shall not exceed 10% of the area of the building face to which it is attached(measured by tenant's lease space HxW). d. Wall Sign Illumination: i. The building façade shall be provided with electrical power at the designated signage locations to accommodate sign illumination. ii. Wall signs may be"halo"illuminated,or by floodlighting as defined in City ordinance. iii. Where occurs, sign transformers shall be hidden from view. iv. We are requesting no restriction on hours of illumination. 3. Blade signs are encouraged. Blade signs may be halo illuminated or floodlit by gooseneck light. In any case,blade signs shall maintain an 8'-0"minimum clear height from the finish grade. Building Address Number(Where Required): 1. Cast metal building address numbers shall be located on the face of building. Directional Signs: 1. Directional signage associated with the drive-through/drive up service menu boards shall comply with Eagle City Code'`No d ect: a' e ed u nder the pl atie . Monument Signs: 1. No monument signs are proposed under this application. Comply with the East End Marketplace master sign plan(DR-34-16 MOD) for approved locations and sign elevations. Drive-Through/Drive-Up Service Menu Board Signs: 1. Shall not exceed seven feet(7')in height and the sign area shall not exceed thirty-five(35)square feet. 2. Internal illumination may be permitted if the City determines the following: a. The lighting shall be harmonious with and in accordance with the general objectives, or with any specific objective of this article; b. The lighting shall be installed, operated, and maintained to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity and will not change the essential character of the same area;and c. The lighting will not be disturbing to existing or future neighboring uses. Page 9 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc Sign Examples: Wall Sign(Parallel) Cast Metal or plastic with Wall-Mounted Lighting ,b ,. s ,d A-xxii, ,, , kv 4-4 , I t =��` . V ' 11 iC i Wall Sign(Parallel) Cast Metal or Plastic with Wall-Mounted Gooseneck Lighting t- ‘ti_�1 _ ,, , l O 1 Page 10 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DRdoc Wall Sign(Parallel) Individual Letter Sign with no gooseneck fixtures (assume halo-illuminated at night) : :.. . 4! f 1 1t-1 , { r w s i . ,...wr,,t, • l ., vi '" ii II.k1I AV ,.t ...>-�ldk I -R rsu.. G&a \ �k ry Hanging Canopy Sign 11111...1 0011111.1 Sign Placement: POTENTIAL TENANT l2�'-0' POTENTIALATIoN T 4 ...- SCN IOEATga T.O.MMPETT Ti 1OG710N . r • 1 - lPATAPn r— -h I :_. 1t e I I of II ' ___,.', '�,i 3 �� f r I Ui1 • ot.: _x �` fir, . 1 EAST ELEVATION .M uyE Ena•.,•a• Page 11 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc - POTENTIAL TENANT � ._ l PoTEMULLTENANT T.O ARAFETI SIGN LOCATION SIGN LOCATION - �.-0. r_�_,I -. T.O.'ARAM. r--'- I — I I 1 1 I I L____J I i t L. L _J I_. FUTURE MONUMENT - SIGN INDICATED FOR \ j t REFERENCE ONLY NOT A PART OF TNIS SCOPE. � ULLl it,i .. D>w, .............. —_.__ I_ F. 2 SOUTH.ELEVATION ........ ...... SCALE Al1G' 1'-0' POTENTIAL TENANT - ' t ,SIGN LIXATICNI* --r-r-t Ate""~= tt'.. IIr-0• Tf ...._.._._.._... TD.PARAPET r' I L J t [ l Mips., 1. f ��� •'�� )I• 0 ICI iv �a` • i.F. 3 NORTH ELEVATION SCALE P.S'-0" POTENTIAL TENANT - 'r'••"'• __._.. 1TAM'-0' APET .........man POTENTIAL TENANT` 1 .PAP I� _. __.__._... f_._.. i Srv,�rennN l - T.O.PARAPET r ---T I I ( FIGURE MONUMENT I�1 .._.. ....� ..... .. 5', 1 - 7 SIGN INDICATED FOR 1 I I ( /' REFERENCEONLY NOT A PAPT OF n16 SCOPE. ill tiffir4lit— ,—."711,—.... U A WEST ELEVATION 2. A sign permit is required prior to the installation of any signs on this site. 3. Provide a copy of the electrical permit(if applicable)for the sign installation prior to issuance of a sign permit. 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 Page 12 of 13 K:\Planning Dept'Eagle Applications\Dd2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc • 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-2023-71) 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 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 building wall signage will be required to be harmonious with the architectural design of the building,and will not cover nor detract from desirable architectural features. DATED this 9th day of May 2024. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County,Idaho I r L' gren,Chairman AT EST: •• � . Tracy E. orn, agle City Clerk E. s m ,� ••G,r qT * : ..' Page 13 of 13 K:\Planning Dept\Eagle Applications\Dr\2023\East End Marketplace Bldg No.3 MSP DR-71-23\East End Marketplace Bldg No.3 MSP Findings DR.doc