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Findings - DR - 2001 - DR-72-01 - Master Sign Plan For Iron Eagle I & Ii / Multi Tenant Buildings / Rocky Mountain Business Park E. F. ORIGINAL BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW FOR A MASTER SIGN PLAN FOR IRON EAGLE I AND II MULTI-TENANT BillLDINGS WITIDN ROCKY MOUNTAIN BUSINESS PARK FOR RSG, LLC ) ) ) ) ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR- 72-01 The above-entitled design review application came before the Eagle Design Review Board for their action on November 15,2001. 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: RSG, LLC, represented by Craig Jamieson with Idaho Electric Signs, is requesting design review approval of a master sign plan for the Iron Eagle I and II multi-tenant buildings within Rocky Mountain Business Park. The site is located on the north side of Iron Eagle Drive approximately 700-feet west of Edgewood Lane at 1250 East Iron Eagle Drive. APPLICATION SUBMITTAL: The application for this item was received by the City of Eagle on October 10, 2001. B. C. NOTICE OF PUBLIC HEARING: Notice of this public hearing was mailed to property owners abutting the subject property in accordance with Eagle City Code on October 19,2001. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On October 26, 1999, the Eagle City Council approved a design review application for the Iron Eagle I building (DR-37-99). On April 12, 2001, the Eagle City Council approved a design review modification to the Iron Eagle I building (DR-37-99 MOD). On April 24, 2001, the Eagle City Council approved a design review application for the Iron Eagle II building (DR-22-01). COMPANION APPLICATIONS: None ZONING DESIGNATION: MU (mixed Use) Page 1 of 8 K\Planning DeptlEagle ApplicationslDr\2001\DR-72-01 sign drf..doc G. SIGNAGE: Sign Data Proposed Required Wall Sign Dimensions 5.5' high x 20' wide N/A Area of Sign age 33.5-square feet 63-square feet (maximum) (based on 10% of lease space and a 12' ceiling height) Illumination None Interior-illumination prohibited Building Wall Sign for First American Title Company ofIdaho Building Wall Sign for Eagle Floor Sign Data Proposed Required Wall Sign Dimensions 1.2' high x 8' wide N/A Area of Signage 9.3-square feet 57 -square feet (maximum) (based on 10% of lease space and a 12' ceiling height) Illumination None Interior-illumination prohibited Monument Signs Sign Data Proposed Required Sign Dimensions 8' high x 11.5' wide 8' high (maximum) Area of Signage 50-square feet (approx.) 50-square feet (maximum) Illumination Two 250-watt color corrective Interior-illumination prohibited high pressure sodium lights (for each monument sign) Sign Landscaping 270-square feet 150-square feet (minimum) H. AGENCY RESPONSES: None I. LETTERS FROM THE PUBLIC: None received to date STAFF ANALYSIS PROVIDED WITIDN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: (None) ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: B. . The general theme of the Design Review Overlay District is to encourage the use of American Northwest and 1870 through 1930 architectural styles and the use of those materials, graphics and architectural designs set forth in the DR chapter. Signage for any project shall provide for business identification and minimize clutter and confusion on and off the site. Signs are to provide effective and necessary business identification systems adapted to the building design. . . Section 8-2A-8(K)(1) Page 2 of 8 K: \Planning DeptlEagle ApplicationslDr\200 I \DR- 72-0 I sign drf.doc No signs shall be erected or maintained in any district as established by the Zoning Ordinance except those signs specifically enumerated in this Chapter. The number and area of signs as outlined in this Chapter are intended to be maximum standards which do not necessarily ensure architectural compatibility. Therefore, in addition to the enumerated standards, consideration shall be given to a sign's relationship to the overall appearance of the subject property as well as the surrounding community. Compatible design, simplicity and sign effectiveness are to be used in establishing guidelines for sign approval. Section 8-2A-8(C)(5) . Sign materials and overall appearance shall compliment with the building architecture and colors as determined by the Design Review Board. Section 8-2A-8(C)(3) . Monument signs, including the base of the sign, shall not exceed eight feet (8') in height (or 15 feet depending upon the location as defined in this Chapter) from the center line of the adjacent roadway or top of curb, if one exists. Section 8-2A-8(I)(13) . Off-premises signs. No sign shall be permitted which is not related to the property upon which it is located, or to the activity being conducted thereon. Section 8-2A-8(L)(8) . Temporary Sign In Lieu Of Permanent Monument Sign: A business identification A- frame, sandwich board or similar sign, may be permitted on a temporary basis, not to exceed one hundred twenty (120) days, during approval and construction of any monument sign for a new business. Said sign shall not be larger than the monument sign that would be permitted per this Title and shall be removed when the permanent sign is installed, not to exceed one hundred twenty (120) days. The sign shall be reviewed and approved by the Zoning Administrator, or staff member designated by the Zoning Administrator, and one Design Review Board member within five (5) working days of the proposal being submitted to the City. Section 8-2A-8(M)(16) . Door signs identifying the business and/or indicating business hours, emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square feet. Section 8-4-4(A)(7) . Metal halide lighting shall be permitted with the following additional conditions: a. Light wattage shall be a maximum of 320 watts. b. The light fixture shall be no higher than seventeen feet (17'). c. The Design Review Board shall make the following findings prior to approving metal halide lighting: (1) The lighting shall be harmonious with and in accordance with the general objectives, or with any specific objective of Chapter 2, Article A of this Title; (2) 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 (3) The lighting will not be disturbing to existing or future neighboring uses. Page 3 of 8 K\Planning DeptlEagle ApplicationslDr\2001 \DR- 72-0 I sign drf..doc c. ------------ DISCUSSION: . A master sign plan has been proposed for both the multi-tenant buildings for the Iron Eagle Buildings I and II, known as "RSG LLC's East Iron Eagle Building Sign Criteria" stamped "Original" and dated October 10, 2001. The master sign plan may not be changed unless approved by the Design Review Board. The Eagle Floor tenant has placed a large sign on property located on the south side of Iron Eagle Drive near the pathway along the Alternate Route. Per Eagle City Code, no signs are permitted which are not related to the property upon which they are located, or to the activity being conducted thereon. The Eagle Floor tenant should be required to remove the off- premise sign located near the pathway along the Alternate Route. The off-premise sign should be removed prior to issuance of any sign permits for either of these sites. The Eagle Floor tenant has a banner sign located in front of their tenant space located within the landscaping. Per Eagle City Code, temporary signs are not permitted within any berm or any portion of a landscaped area. Per Eagle City Code, temporary signs in lieu of permanent monument signs are permitted on a temporary basis, not to exceed one hundred twenty days, during approval and construction of any new monument sign for a new business. The temporary sign should be removed when the permanent sign is installed, not to exceed one hundred twenty days. Per Eagle City Code, the temporary sign is to be reviewed and approved by the Zoning Administrator, or staff member designated by the Zoning Administrator, and one Design Review Board member within five working days of the proposal being submitted to the City. The Eagle Floor tenant never received approval to place the banner sign in its current location and placed it there prior to submitting a design review application for a monument sign for this site. The Eagle Floor tenant should be required to remove the temporary banner sign immediately. . . . Steed Construction and Eagle Floor currently have vinyl window signs over their front doors. Per Eagle City Code, the size of window signs identifying the business are permitted to be a maximum of two square feet. The size of the Steed Construction and Eagle Floor window signs are unknown, that information was not submitted with this application. The applicant should be required to provide scalable drawings of the existing windows signs for Steed Construction and Eagle Floor prior to issuance of a sign permit. If the window signs exceed two square feet, the applicant should be required to reduce the size of the signs. The window signs should be reduced to two square feet maximum prior to issuance of any sign permits for either building. The applicant should be required to provide a revised master sign criteria outline. The revised master sign criteria should be reviewed and approved by staff prior to issuance of any sign permits. Staff recommends the following changes to the applicant's document titled "RSG LLC's East Iron Eagle Buildings Sign Criteria" with strike thru text to be deleted and underlined text to be added so as to be in compliance with Eagle City Code. Overview: All signs shall conform to City of Eagle Sign Ordinance. All tenant building signs shall be non illuminated and will not exceed 10% of the square footage of the building face on which the sign is to be placed. Allowable square footage and placement per Eagle City Code. Signs shall be constructed from aluminum and will be painted goldlbronze to match metal materials used on building. One wall sign will be allowed per tenant , }:¡ow~wer, Eeach tenant is allowed to may also install a vinyl sign on the window above their entrance door not to exceed LH square ~ feet per Ea~le City .c&k.. Page 4 of 8 K:\Planning DeptlEagle ApplicatinnslDr\2001\DR-72-01 sign drfdoc E. MISCELLANEOUS REQUIREMENTS 1. Tenant will be permitted to place upon each entrance of its premises not more than 2 +á square foot of decal application lettering. 2. In the event Tenant has a non-customer door for receiving merchandise only, Tenant's name may be uniformly applied on said door in a location as directed by the Owner, in a plaque design. When more than one tenant uses the same door, each name may be applied. These si~s shall not exceed 2-square feet. 6. It shall be the developers responsibility to provide each tenant with the necessary information and si~a~e requirements (per Ea~le City Code) so as to ensure a complete and accurate submittal of all si~ packa~es for final City approval. . The applicant is proposing two 8-foot high by 11 Y2-foot wide monument signs to be located along Iron Eagle Drive in front of each building. Per Eagle City Code, monument signs including the base of the sign may not exceed eight feet in height from the center line of the adjacent roadway or top of curb, if one exists. The applicant should be required to provide a cross section of Iron Eagle Drive and the placement of the monument sign to show the overall height of the sign in relation to the center line of Iron Eagle Drive. The cross section should be reviewed and approved by the Design Review Board prior to issuance of any sign permits. The proposed monument signs meet Eagle City Code, however it is staffs opinion that the proposed monument signs are too large. Per Eagle City Code, the number and area of signs as outlined in Eagle City Code are intended to be maximum standards, which do not necessarily ensure architectural compatibility. The speed limit on Iron Eagle Drive is 25 MPH. Staff defers comment regarding the overall size of the monument signs to the Design Review Board. The applicant is proposing to install two 1O0-watt metal halide in-ground can lights at the base of each of the monument signs. The existing lighting on the building is a high pressure sodium and the existing street lights within the business park are also a high pressure sodium light. It is staffs opinion that the in-ground lights should be a high pressure sodium light to remain consistent with other light existing within the business park. If the Design Review Board agrees with staffs opinion about using high pressure sodium for the in-ground lights to illuminate the monument sign then the applicant should be required to provide a detail of an in-ground light fixture that utilizes high pressure sodium light. The detail should be reviewed and approved by staff prior to issuance of a sign permit. Staff defers comment regarding other design issues and color of all proposed signs to the Design Review Board. STAFF RECOMMENDATION PROVIDED WITIDN THE REPORT: Based upon the information provided to staff to date, staff recommends approval with the site specific conditions of approval and the standard conditions of approval provided within the staff report. . . PUBLIC HEARING OF THE BOARD: A. A public hearing on the application was held before the Design Review Board on November 15, 2001, at which time testimony was taken and the public hearing was closed. The Board made their decision at that time. Page 5 of 8 K:\Planning DeptlEagle AppIicationslDr\200 1 \DR- 72-01 sign drfdoc B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one. C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not including the applicant). BOARD DECISION: The Board voted 3 to 0 (Barnes and McCullough absent) to approve DR- 72-0 I for a design review application for a monument sign with the following staff recommended site specific conditions of approval and standard conditions of approval with text shown with strike thru to be deleted and text shown with underline to be added by the Board. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. The City approved copy of the master sign plan for the multi-tenant buildings for the Iron Eagle Buildings I and II, known as "RSG LLC's East Iron Eagle Building Sign Criteria" stamped "Original" and dated October 10, 2001 shall be the approved copy. The master sign plan shall not be changed unless approved by the Design Review Board. 2. The Eagle Floor tenant shall be required to remove the off-premise sign located near the pathway along the Alternate Route. The off-premise sign shall be removed prior to issuance of any sign permits for either of these sites. 3. Each tenant currently possessin~ a temporary banner si~ The Eagle Flom tenant shall be required to remove the temporary banner sign immediately and at no point will a si~ permit be issued until said si~s are removed. 4. Vinyl si~s placed on the transom above the main entrance door for all tenants shall be considered a wall sign in compliance with Ea~le City Code. The existin~ window si~ located on the transom above the Steed Construction entrance is a wall sign. Provide èrav:ings of the existing 'Nindov/s signs for Steed Construetion and Eagle Floor. If the ",¡indo\'.' signs exeeed 1\vo square feet, the applieant shall be required to reG1:loe the size of the signs. The '.viadow signs shall be red1:leed to 1\\'0 sq1:lare feet maxim1:lm prior to issuanee of any sign permits for either lmilding. 5. The master si~ plan criteria permits wall signa~e to be mounted on the exterior of the buildin~ and permits vinyl si~a~e to be placed on the transom over the main entrance of each tenant. Each tenant shall be required to choose either an exterior buildin~ mounted wall si~ or a vinyl si~ placed ~n ~h~ transom over the entrance to each tenant space but not both. Any window si~s statin~ operatin~ hours located within the ~lass panels of the operatin~ doors shall be reduced in desi~ to ¡ m~xi:~~ of 2-square feet per Ea~le City Code. All buildin~ wall si~s. transom si~s. and window IP" . si~s shall be reviewed and approved by staff prior to issuance of any si~ permits for Iron E;;l~ I and II Buildin~s. Provide sealable èrawings of the eKisting windoy/s signs for Steed Constrnetioa and Eagle Floor. If the '.'lindow signs exeeed t\vo sqüare feet, the applieant shall be req1:lired to reduee the size of the signs. The windo'.'.' signs shall be red1:leed to two square feet maximum prior to issuanee of an-y sign permits for either building. 6. Provide a revised master sign criteria outline with the following changes to the applicant's document titled "RSG LLC's East Iron Eagle Buildings Sign Criteria" with strike thru text to be deleted and underlined text to be added so as to be in compliance with Eagle City Code. The revised master sign criteria shall be reviewed and approved by staff prior to issuance of any sign permits. Overview: All signs shall conform to City of Eagle Sign Ordinance. All tenant building signs shall be non illuminated and .shalL will not exceed 10% of the square footage of the building face on which the sign is to be placed~~ aAllowable square footage and placement per Eagle City Code~~ ~gigns shall be constructed from aluminum and will be painted Page 6 of 8 K\Planning DeptlEagle ApplicationslDr\200I\DR-72-01 sign drf..doc goldlbronze to match metal materials used on building. One wall sign will be allowed per tenant. Each tenant is allowed to install a vinyl sign on the \'Iinde'.\' above their eatranee door not to exceed 2-square feet per Eagle City Code. The approved wall si~a~e on Iron Ea~le I buildin~ shall be used as an example of discretionary si~a~e for future tenants within Iron Ea~le I and II buildin~s. E. MISCELLANEOUS REQUIREMENTS 3. Tenant will be permitted to place upon each entrance of its premises not more than 2- square foot of decal application lettering. 4. In the event Tenant has a non-customer door for receiving merchandise only, Tenant's name may be uniformly applied on said door in a location as directed by the Owner, in a plaque design. When more than one tenant uses the same door, each name may be applied. These signs shall not exceed 2-square feet. 5. It shall be the developers responsibility to provide each tenant with the necessary information and signage requirements (per Eagle City Code) so as to ensure a complete and accurate submittal of all sign packages for final City approval. 7. Provide a cross section of Iron Eagle Drive and the placement of the monument sign to show the overall height of the sign in relation to the center line of Iron Eagle Drive. The cross section shall be reviewed and approved by ~the Design Revie'N Bean:! prior to issuance of any sign permits. 8. Provide a detail of an in-ground light fixture that utilizes color corrective high pressure sodium light. This li~ht would match or blend with the current li~htin~ sources not only on the buildin~ but within Rocky Mountain Business Park. The detail shall be reviewed and approved by staff prior to issuance of a sign permit. 9. Interior illumination is not permitted for monument signs. IO. A sign permit is required prior to a sign being constructed on this site. II. The monument si~ placard shall be reduced to a maximum of 4-feet hi~h and 8-feet wide to better represent compliance with Ea~le City Code Section 8-2A-8(K)(1) in reference to the relationship of the si~ and Iron Ea~le Drive. its surroundin~ community of 25 MPH. and the fact that the tenant buildin~ is a destination and not a drive by tenant use. The overall hei~ht of the si~. includin~ the base. shall not exceed 8-feet from the center of Iron Ea~le Drive or the top of curb. STANDARD CONDITIONS OF APPROVAL: I. 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 the Design Review Board 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 Commission and/or 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/or the Planning and Zoning Commission for review and approval. 5. Any changes to the plans and specifications upon which this approval is based, other than those Page 7 of 8 K\Planning DeptlEagle ApplicationslDr\2001 \DR- 72-01 sign drfdoc 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. CONCLUSIONS OF LAW: l. The application for this item was received by the City of Eagle on October 10, 2001. 2. Notice of this public hearing was mailed to property owners abutting the subject property in accordance with Eagle City Code on October 19, 2001. 3. The Board reviewed the particular facts and circumstances of this proposed design review application (DR-72-01) with regard to Eagle City Code Section 8-2A-13 Design Review Board Action, 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. DATED this 13th day of December 2001. ATTEST: Page 8 of 8 K:\Planning DeptlEagle ApplicationslDr\2001\DR- 72-01 sign drf..doc