Findings - CC - 2024 - DR-2016-34-MOD2 - Design Review to Modify the Master Sign Plan for the East End Marketplace BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW TO MODIFY THE )
MASTER SIGN PLAN FOR THE EAST END )
MARKETPLACE FOR TPC COMMERCIAL,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2016-34-MOD2
The above-entitled design review application came before the Eagle City Council for their action on August
27, 2024. 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:
TPC Commercial, LLC, represented by Zach Turner with Rennison Design, is requesting design
review approval to modify the master sign plan for East End Marketplace. The 15.5-acre site is
generally located on the east side of South Edgewood Lane between State Highway 44 and East State
Street inclusive of 650 and 750 South Edgewood Lane, 1801 East State Street, and 1780 and 1800
East State Highway 44.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 15, 2024. Supplemental
information(landscape plan)was received on May 15,2024.
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).
On July 24, 2018, the Eagle City Council approved a design review application to modify the master
sign plan for East End Marketplace(DR-34-16 MOD).
D. COMPANION APPLICATIONS:None.
E. COMPREHENSIVE PLAN DESIGNATION: Commercial.
F. ZONING DESIGNATION:
C-2-DA(Commercial-General Business with a development agreement)and MU-DA(Mixed Use with
a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA,CEDA,or DSDA.
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H. URBAN RENEWAL DISTRICT: Yes.
I. SIGNAGE:
Center Pylon Monument Sign—CS-1 (One sign)
Sign Data Proposed Required
Sign Dimensions 27' 3"high x 11' wide* 25' high(maximum)
Area of Signage 200-square feet(front and back) 200-square feet(maximum)
23-square feet(each side)
Illumination Punch through illumination Interior-illumination prohibited
Sign Landscaping 615-square feet 669-square feet(minimum)
Materials Nichiha/Roughsawn Wood Series (Smoke), As required within the master
painted sheet metal (Tricorn Black), 2" deep sign plan
cabinet background fabricated from aluminum
painted(Tricorn Black), routed milk white acrylic
and punch through
"Marketplace" 2" deep cabinet background
fabricated from aluminum painted(Tricorn Black),
routed milk white acrylic and punch through letters
and logo
*Note:Height includes approximately 2'3"of architectural features above the top of the top tenant panel.
Center Pylon Monument Signs—CS-2 (Two signs)
Sign Data Proposed Required
Sign Dimensions 17' 3"high x 11' wide* 15' high(maximum)
Area of Signage 125-square feet(front and back) 140-square feet(maximum)
23-square feet(each side)
Illumination Punch through illumination Interior-illumination prohibited
Sign Landscaping 448-square feet 444-square feet(minimum)
Materials Nichiha/Roughsawn Wood Series (Smoke), As required within the master
painted sheet metal (Tricorn Black), 2" deep sign plan
cabinet background fabricated from aluminum
painted(Tricorn Black), routed milk white acrylic
and punch through
"Marketplace" 2" deep cabinet background
fabricated from aluminum painted(Tricorn Black),
routed milk white acrylic and punch through letters
and logo
*Note:Height includes approximately 2'3"of architectural features above the top of the top tenant panel.
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Subdivision Monument Sign [Center Monument Sign—CS-3 (One sign)]
Sign Data Proposed Required
Sign Dimensions 7' 9"high x 25' wide 8' high(maximum)
Area of Signage 73-square feet 60-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Sign Landscaping 222-square feet 219-square feet(minimum)
Materials Nichiha/Roughsawn Wood Series (Smoke), As required within the master
painted sheet metal (Tricorn Black), 2" deep sign plan
cabinet background fabricated from aluminum
painted(Tricorn Black)
"Marketplace" 2" deep pan channel letters, halo
illuminated
Tenant Monument Sign—TS-1, TS-2, and T-3 (Four signs)
Sign Data Proposed Required
Sign Dimensions 7' 9"high x 11' wide* 6' high(maximum)
Area of Signage 40-square feet total 40-square feet(maximum)
Illumination Punch through illumination Interior-illumination prohibited
Sign Landscaping _ 120-square feet(approximately) 120-square feet(minimum)
Materials Nichiha/Roughsawn Wood Series (Smoke), As required within the master
painted sheet metal (Tricorn Black), 2" deep sign plan
cabinet background fabricated from aluminum
painted (Tricorn Black), routed milk white acrylic
and punch through
*Note:Height includes approximately l'9"of architectural features above the top of the top tenant panel.
Directional Monument Sign—DD-1 (Six signs)
Sign Data Proposed Required
Sign Dimensions 7' high x 3' 3"wide Varies depending on
development
Area of Signage 16-square feet(approximately) 6-square feet(maximum)
Illumination None Interior-illumination prohibited
Sign Landscaping 60-square feet(approximately) 48-square feet(minimum)
Materials Main background is 1/8" aluminum primed and As required within the master
painted(Tricorn Black),"Marketplace"is premium sign plan
vinyl (Silver), Arrows are routed from 1/8"
aluminum primed and painted white,
J. AGENCY RESPONSES: None.
K. LETTERS FROM THE PUBLIC: None received to date.
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THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'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
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(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
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(1/2"). 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 (1/4") 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.
SIGN AREA:The entire area within a single,contiguous perimeter enclosing the extreme limits of
writing,representation, logo, emblem or any figure or similar character,together with any form or
other material or color forming an integral part of the display,or used to differentiate such sign area
from the background against which it is placed. The sign area shall not include the necessary
supports or uprights on which the sign is placed, and superficial, nonilluminated column covers,
ornamental trim and other such incidental objects attached thereto,or portions of the sign structure
which are not designed to convey a message.
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
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)(2)(h)
No monument sign shall be any closer than fifty feet(50')from a monument sign,or other
freestanding sign,on an adjacent property.
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• Eagle City Code Section 8-2A-8(C)(2)(i)
Monument signs are permitted to be double faced.
• Eagle City Code Section 8-2A-8(C)(3)
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.
• 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 design review board 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
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b. The proposed or existing development exhibits unique characteristics of land use,
architectural style, site location,physical scale,historical interest or other distinguishing
features that justify variation from conventional development;or
c. The proposed signage incorporates special design features such as logos,emblems,murals,
statuaries or similar architectural elements that are designed in a manner determined by the
city to be architecturally compatible to the sign and area.
• Eagle City Code Section 8-2A-8(C)(16): Exempt Signs:
b. Directional Signs(On Premises): Shall not exceed six(6)square feet in area.
C. DISCUSSION:
• On July 24,2018,the Eagle City Council approved a modification to the master sign plan for East
End Marketplace. 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 revised elevations of all proposed monument signs within this development to include
punch through illumination and modified elevations.
o Provide three possible locations for one of the future pad sites on State Highway 44.
o Provide directional monument signs throughout the development for wayfinding.
• 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".
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.
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7. Tenant shall be required to fulfill all the requirements of these criteria.
B. LARGE MULTI-TENANT CENTER SIGN(CS-1)REQUIREMENTS:
1. One 27' 3"25 foot high multi-tenant center sign is permitted on State Highway 44.
2. Tenant copy will be fabricated from punch through revers halo illuminated
letters.
3. Tenant copy will be opaque white vinyl brushed-satin.
4. Tenant may use font and logo.
5. Tenant copy will use white punch through illumination routed from '/2"milk white acrylic
No more than 1/4-inch around the letters may be illuminated from the light source shining
through the transparent background material .
6. Background color of all tenant panels will be 2" deep pans fabricated from aluminum
primed and painted Tricorn Black(SW 6258)with matte finish "
(Dive..Deck)vertical a ntatio
7. The "East End" will be pan chan
background witti br shed satin fra„ e
8.The "E- E" logo and a role. .:ll be brushed satin < ith bl„e halo ills.«. t:on.
9. The"Marketplace"will be punch through letters with the distance between the letters and
the background to be 'A-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 South Edgewood Lane and East State Street may be 17' 3"8-feet high with
a 140 60-square foot tenant panel area.
Center 1 t a tti Ea d r r East State Street n ay be 6 f et high with
„ 4n e f et tenant panel v e
3. Tho"E E" logo and cirele w-i be brushed sa
4. The "Marketplace"will be punch through letters with the distance between the letters and
the background to be 'A-inch. No more than '/4-inch around the letters may be illuminated
from the light source shining through the transparent background material. The frame
5. Tenant copy will be fabricated from punch through halo illuminated letters.
6. Tenant copy will be opaque white vinyl.
7. Tenant may use font and logo.
8. Tenant copy will use white punch through illumination routed from 'A"milk white acrylic
No more than 1/4-inch around the letters may be illuminated from the light source shining
through the transparent background material.
9. Background color of all tenant panels will be 2" deep pans fabricated from aluminum
primed and painted Tricorn Black(SW 62581with matte finish.
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D. CENTER MONUMENT SIGN (CS-3) [SUBDIVISION MONUMENT SIGN]
REQUIREMENTS:
• One 7' 9" high center monument sign (subdivision monument sign) is permitted on the
northeast corner of State Highway 44 and South Edgewood Lane.
• "Marketplace"copy will be fabricated from 2"deep reverse pan channel halo illuminated
letters.
• Background will be fabricated from 2" deep pans fabricated from aluminum primed and
painted Tricorn Black(SW 6258)with matte finish.
E. TENANT SIGNS AND MULTI-TENANT SIGNS (TS-1, TS-2t AND TS-32)
REQUIREMENTS:
1. Tenant signs may be 7' 9"8feet high with a 40 60-square foot tenant
panel area.
2 Tenant 1 + d S th 1✓a d T e r East State Street may be 6 f et high with
3. The "E E" logo and cir-ele- ll be routed from 3/4
by-gr-eund-nieuntecl-liglit-ftx-tur-ea.
4. Background will be fabricated from 2" deep pans fabricated from aluminum primed and
painted Tricorn Black (SW 6258) with matte finish ' r ef ll tenant panels w"" be
Woo drone"Rustic Series"(River Reel )yertica o entetion
5. Tenant copy and logo will use exposed NeoN, n it umi=ate punch through
illumination in opaque white vinyl . 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.
F. DIRECTIONAL MONUMENT SIGNS (DD-1) TENANT SIGN (TS 3)
REQUIREMENTS:
1. Marketplace will be premium vinyl in silver
2. Tenant name only, in same font, in white vinyl,to be applied to gray background color on
Tricorn Black background.
et„l n e.d anal n t .d b 1, .d silver. .:tt, satin finish. Tl,e "Cotton o d" letters willl
be_pune44hfeugh44ters_with__thedistanee_betweefi__the4ettefs_ita44he.haekgfewl440_be_44.
et, No td 1/ 1, .d td. 1 tt be :llumin.,te,d d:om tle lig t
nxv� e
�niniir�tl3r9rigrrt�3e�r�xxs�&r�3rl3ac�c�9ci}3cr�3&tvnzr��lic-rruiiie-&fvcm�tl3C''r�Y ce-ye
l Tenant St t H• h 11 t+ 8 f et high with a 60 e f et tenant n el
area:
3. The "E E.' lege and circle will be rented from % ineh clear acrylic primed and painted
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fixtures.
4. Back nd color o f 11 tenant-� l .ill be \I7.o tone "Rustic Series" (Diver Deck)
G Tenant c nd loge will hale ill,,min do ;ll,,..in ted, ch hough
ilTIlumi'naa io rthe tenTClLr h ouggh lette Lve � inch d sT�aance
between theletters and the-back ,7. N e th l4 c nd the lette =lu'4 vbve
• The applicant is proposing the CS-1 sign to be 27' 3",the CS-2 signs to be 17' 3",and the T-1,T-
2,and T-3 signs to be 7' 9"high. Pursuant to Eagle City Code Section 8-2A-8(C)(2)(f),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 and the height of any single-
tenant signs shall not exceed six feet(6') adjacent to any roadway. Pursuant to Eagle City Code
Section 8-2A-8(B), 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. Staff defers comment regarding the height of the signs to the Design Review Board.
• The applicant is proposing to have signage on four sides of the CS-1 and CS-2 monument signs.
Pursuant to Eagle City Code Section 8-2A-8(C)(i), monument signs are permitted to be double
faced. Staff defers comment regarding the signage on the sides of the monument signs to the Design
Review Board.
• The applicant is proposing the subdivision monument sign (CS-3)to have 73-square feet of sign
area. Pursuant to Eagle City Code Section 8-2A-8(C)(3)(b),subdivision monument signs shall not
exceed 60-square feet per side. The applicant should be required to provide a revised sign elevation
of the subdivision monument sign(CS-3) showing the square footage of the sign does not exceed
60-square feet. The revised sign elevation should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a sign permit.
• The applicant is proposing six directional signs to provide wayfinding for businesses within the
development that are 16-square feet. Pursuant to Eagle City Code Section 8-2A-8(C)(16)(b),
directional Signs(On Premises)shall not exceed six(6) square feet in area. Staff defers comment
regarding the size of the directional sign to the Design Review Board.
• The landscape around the base of sign CS-1,shows 615-square feet of landscaping proposed at the
base of the sign. Pursuant to Eagle City Code Section 8-2A-8(C)(14),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. The
applicant should be required to provide a revised landscape plan for sign CS-1 showing a minimum
of 669-square feet of landscaping around the base of the monument sign. The revised landscape
plan should be reviewed and approved by staff and one member of the Design Review Board prior
to the issuance of a sign permit.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and 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 May 23, 2024, at
which time the Board made their decision.
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BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed modifications to the monument signs as proposed.
• The Board is in favor of allowing the architectural elements above the sign area to remain.
BOARD DECISION:
The Board voted 2 to 0(Lindgren and Mihan recused;Grubb,Duperault,and Murphy absent)to recommend
approval of DR-2016-34-MOD2 for a design review application to modify the master sign plan for the East
End Marketplace, 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 June 13,2024.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 26,2024,at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 3 to 0 (Gindlesperger absent) to approve DR-2016-34-MOD2 for a design review
application to modify the master sign plan for East End Marketplace, 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.
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7. Tenant shall be required to fulfill all the requirements of these criteria.
B. LARGE MULTI-TENANT CENTER SIGN(CS-1)REQUIREMENTS:
1. One 27' 3"high multi-tenant center sign is permitted on State Highway 44.
2. Tenant copy will be fabricated from punch through halo illuminated letters.
3. Tenant copy will be opaque white vinyl.
4. Tenant may use font and logo.
5. Tenant copy will use white punch through illumination routed from 11/2"milk white acrylic No
more than 1/4-inch around the letters may be illuminated from the light source shining through
the transparent background material.
6. Background color of all tenant panels will be 2"deep pans fabricated from aluminum primed
and painted Tricorn Black(SW 6258)with matte finish.
7. The"Marketplace"will be punch through letters with the distance between the letters and the
background to be%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 South Edgewood Lane and East State Street may be 17' 3" high with a 140-
square foot tenant panel area.
2. The"Marketplace"will be punch through letters with the distance between the letters and the
background to be%2-inch. No more than 1/-inch around the letters may be illuminated from the
light source shining through the transparent background material.
3. Tenant copy will be fabricated from punch through halo illuminated letters.
4. Tenant copy will be opaque white vinyl.
5. Tenant may use font and logo.
6. Tenant copy will use white punch through illumination routed from 1h"milk white acrylic No
more than 1/4-inch around the letters may be illuminated from the light source shining through
the transparent background material.
7. Background color of all tenant panels will be 2" deep pans fabricated from aluminum primed
and painted Tricorn Black(SW 6258)with matte finish.
D. CENTER MONUMENT SIGN (CS-3) [SUBDIVISION MONUMENT SIGN]
REQUIREMENTS:
1. One 7' 9" high center monument sign (subdivision monument sign) is permitted on the
northeast corner of State Highway 44 and South Edgewood Lane.
2. "Marketplace" copy will be fabricated from 2" deep reverse pan channel halo illuminated
letters.
3. Background will be fabricated from 2" deep pans fabricated from aluminum primed and
painted Tricorn Black(SW 6258)with matte finish.
E. TENANT SIGNS AND MULTI-TENANT SIGNS (TS-1, TS-2, AND TS-3)
REQUIREMENTS:
1. Tenant signs may be 7' 9"high with a 40-square foot tenant panel area.
2. Background will be fabricated from 2" deep pans fabricated from aluminum primed and
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painted Tricorn Black(SW 6258)with matte finish.
3. Tenant copy and logo will use punch through illumination in opaque white vinyl. Punch
through letters will have a '/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.
F. DIRECTIONAL MONUMENT SIGNS(DD-1)REQUIREMENTS:
1. Marketplace will be premium vinyl in silver.
2. Tenant name only, in same font, in white vinyl, to be applied to gray background color on
Tricorn Black background.
2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the electrical permit 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 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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2016-34-MOD2) 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.
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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 subdivision entry monument sign,monument signs,and directional signs will be required to be
harmonious with the architectural design of the area, and will not cover nor detract from desirable
architectural features.
DATED this 27t't day of August 2024.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad i e,Mayor
ATTE T: ���, '''..F' ••
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Tracy E. Osbo le ity Clerk • w•w •
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Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis.
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