Findings - DR - 2002 - DR-35-02 - Master Sign Plan For The Ranch Building Within Rocky Mountain Business Park At 1121 E State St
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR A MASTER SIGN
PLAN FOR THE RANCH BUILDING WITHIN
ROCKY MOUNTAIN BUSINESS PARK FOR
HEARTLAND CONSTRUCTION
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-35-02
The above-entitled design review application came before the Eagle Design Review Board for their
action on July 11, 2002. 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:
Heartland Construction, represented by George Transtrum, is requesting design review approval
of a master sign plan for the Ranch Building. The site is located on the south side State Street
approximately 200-feet east of Plaza Drive within the Rocky Mountain Business Park at 1121
East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 9, 2002.
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 May 24, 2002.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 21,2002, the Eagle City Council approved a modification to the Ranch Building (DR-l-
99 MOD).
E. COMPANION APPLICATIONS: None
F. ZONING DESIGNATION: MU (Mixed Use)
G. SIGNAGE:
Sign Data Proposed Required
Wall Sign Dimensions l' 4" high x 3' wide N/A
Area of Signage 4-square feet 10% of the tenants lease space
Illumination Existing Soffit Lights Interior-illumination prohibited
Tenant Building Wall Signs
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Monument Sign
Sign Data Proposed Required
Sign Dimensions 11 ' high x 7' W' wide 15' high (maximum)
Area of Signage 35-square feet (approx.) 100-square feet (maximum)
Illumination Two tOO-watt ground Interior-illumination prohibited
mounted lights (the type of
light has not been specified on
the cut sheet)
Sign Landscaping 40-square feet 105-square feet (minimum)
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: (None)
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
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)
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 detennined by the Design Review Board.
.
Section 8-2A-8(D)(1)
A "shopping center", as defined in Section 8-1-2 of this Title shall be allowed one monument
sign per street that it abuts, to identify the shopping center. 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. The height of any such sign, including the base to which it is
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attached, shall not exceed fifteen feet (IS'). The surface area of any such sign shall not
exceed one hundred (100) square feet per exposed surface, including any reader board sign
or surface.
.
Section 8-2A-8(F) Landscaping:
Landscaping shall be provided at the base of all pylon, detached street signs, pole signs, and
monument signs. The amount required shall be three (3) times the size of the largest exposed
surface.
C. DISCUSSION:
.
On the submitted site, landscaping, and elevation plan, date stamped by the City on May 9, 2002,
the applicant has indicated that this site has thirty feet (30') of frontage on State Street. Per the
recorded plat of Merrill Subdivision No.2, this site has approximately twenty feet (20') of
frontage on State Street. However, the design review application submitted to the City for this
site (DR-1-99) the applicant indicated that this site had seventy five feet (75') of frontage on
State Street. Since there are so many inconsistencies regarding the street frontage for this site,
the applicant should be required to complete a field survey indicating this site's actual frontage
and where the site's actual improvements (i. e.: driveway, pavement, curbing, trees, etc.) exist in
relation to the property lines of this site and to State Street. Until a topographic survey with
boundary is submitted to the City, staff is unable to detennine if this site has adequate frontage to
allow a monument sign to be located in the proposed location abutting State Street. The
applicant should be required to provide a topographic survey with boundary with a revised site
and landscape plan showing the actual site improvements (i. e.: driveway, pavement, curbing,
trees, etc.) in relation to the property lines of this site and to State Street. Once the City has
received a topographic survey with boundary showing these improvements and it is noted that
there is adequate space abutting State Street for a monument sign of this size with the required
landscaping to be placed in this location, the City will issue a sign pennit for a monument sign to
be constructed in this location.
The applicant is proposing to leave the columns of the monument sign as unfinished concrete
columns. The concrete columns on the building were required to be finished with a smooth or
textured finish and painted to match the lighter field color of the building. Per Eagle City Code,
sign materials and overall appearance of the signs are required to compliment the building
architecture and colors. The applicant should be required to provide revised elevations of the
monument sign showing the columns on the monument sign match the columns on the building
regarding the finished textured and color. The revised elevations should be reviewed and
approved by staff prior to issuance of a sign pennit.
.
.
The applicant has submitted a detail of the ground mounted light fixture that is to be used to
illuminate the monument sign. However, the detail does not indicate the ~ of light fixture
(i.e.: high pressure sodium or low pressure sodium) proposed. The applicant should be required
to provide a revised detail indicating the ~ of fixture to be used to illuminate the monument
sign. The revised detail should be reviewed and approved by staff prior to issuance of a sign
permit. Since it is not specified at this time, metal halide will not be allowed since the Board
will be unable to make the appropriate findings to allow metal halide lighting due to the lace of
infonnation.
The landscape plan does not indicate where the ground mounted light fixtures are to be placed in
relation to the monument sign. The landscape plan shows vinca minor is to be planted at the
base of the sign. It is staffs opinion that the proposed vinca minor will not adequately screen the
light fixtures from view 12-months out of the year. The applicant should be required to provide
.
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a revised landscape plan showing the location of the ground mounted light fixtures in relation to
the proposed monument sign and plant material that will conceal or screen the ground mounted
fixtures 12-months out of the year. The revised landscape plan should be reviewed and approved
by staff prior to issuance of a sign permit.
The proposed landscape plan shows approximately forty (40) square feet of landscaping at the
base of the monument sign. Per Eagle City Code, the minimum amount of landscaping required
at the base of a monument sign is required to be three (3) times the size of the largest exposed
surface. The applicant is proposing approximately a thirty five (35) square foot monument sign.
Therefore, the minimum landscaping required at the base of the monument sign is required to be
one hundred and five (105) square feet. The applicant should be required to provide a revised
landscape plan showing a minimum of one hundred and five (105) square feet of landscape
around the base of the proposed monument sign. The revised landscape plan should be reviewed
and approved by staff prior to issuance of a sign permit.
The applicant has indicated that the tenant panels on the monument sign are all required to be
four feet (4') by one foot four inches (1' 4") and that all panels are to be chemically rusticated
steel and vinyl or similar maybe adhered to the tenant panels. In past action by the Design
Review Board and City Council, the tenant panels should be a consistent background color to
provide continuity between the tenant panels and a pleasing look to the monument sign. Colored
text and logos are permitted. The applicant should be required to provide a revised elevation of
the monument sign noting all tenant panels are required to only be chemically rusticated steel
and colored text and logos are permitted on the chemically rusticated steel. The revised
elevations should be reviewed and approved by staff prior to issuance of a sign permit.
There is an off premise contractor/for lease sign located on the property to the north of this site.
The applicant should be required to remove the off premise contractor/for lease sign
immediately.
. Staff defers comment regarding design and colors of the 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 June 13,2001, the
applicant was not present. The Board continued this application to the July 11, 2002, Design Review
Board meeting at which time testimony was taken and the public hearing was closed. The Board
made their decision at that time.
R 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 5 to 0 (Christensen absent) to approve DR-35-02 for a design review
application for a master sign plan for the Ranch Building with the following staff recommended
site specific conditions of approval and standard conditions of approval with text shown with
strike thru to be deleted by the Board and text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
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1. No sign permits shall be issued until all of the conditions of approval for DR-I-99 have been
completed and the City has issued an occupancy permit to the owner of the building.
2. Provide a topographic survey with boundary with a revised site and landscape plan showing the
actual site improvements (i. e.: driveway, pavement, curbing, trees, etc.) in relation to the property
lines of this site and to State Street. Once the City has received a topographic survey with boundary
showing these improvements and it is noted that there is adequate space abutting State Street for a
monument sign of this size with the required landscaping to be placed in this location, the City will
issue a sign permit for a monument sign to be constructed in this location.
~ Previde revised elev'Iitions af the m9ffiH'ReR-t sign. shovlÍng the sal1mms are to matsh the eolumns on
the building regaræng the finished te-xtl:Jred and selor. The revised elevations shall Be revie","ed and
appraved BY staff flriar to isSüanse of a sign. flermit.
4. Provide a revised detail of the ground mounted light fixture to be used to illuminate the monument
sign showing the type of light fixture that is proposed (i.e.: high pressure sodium or low pressure
sodium). The revised detail shall be reviewed and approved by staff prior to issuance of a sign
permit.
~ Pra'liàe a re'liseà landseape fllan shewing the light fixtl:Jres shall be sereened ar loeated sa they do
net shine eate the roaœ,ya-y er aR-ta aFl-Y nearBY flrefJeríy. The light fixtures shall Be øonøealed ar
sereeaed ",lith perimeter landseaping fJfavidiag a 12 maRth ssreeR of sHffisieRt height and deÐsity to
saaseal saaR fixtures.
é--. Provide a revised lanàssa¡:>e plan shavlæg a miÐ.imum af Øfle mmdred and five (105) square feet of
laRdssape around the base af the proposed mORl:1ment sign.. The revised landseape plan shall be
revie\ved and a¡:>proved BY staff prior to issl:1anae af a sign permit.
7. Provide a revised elevation of the monument sign noting all tenant panels are required to be ~
on a consistent backllfound color (color to compliment the li~hter color on the buildin~) framed by
chemically rusticated steet aad Ceolored text and logos are permitted on the consistent backllfound
color and chemically rusticated steel. The buildin~ wall si¡p1s shall be required to have the consistent
backllfound color and framed by the chemically rusticated steel so as to match the monument si¡p1
placards. The revised elevations shall be reviewed and approved by staff prior to issuance of a sign
permit.
8. Remove the off premise contractor/for lease sign immediately.
9. Interior illumination is not permitted for monument signs.
10. A sign permit is required prior to a sign being constructed on this site.
11. Banner si p1s are prohibited within any landsc&ped area.
12. Provide a revised elevation of the monument si¡p1 showinll the columns are to match the columns on
the buildinll rellardinll the finished texture and color. The revised elevations shall be reviewed and
approved by staff prior to issuance of a si p1 permit.
13. Provide a license allfeement from ACHD &p"provinll any landsc&pin~ within the public ri~ht-of-way
of State Street or shift the si¡p1 to the south to obtain more landscapin~ area as required by Ea~le City
Code. If the landsc&pe area is to be shifted to the south a revised landscape plan shall be reviewed
and ap"proved by staff prior to issuance of a si¡p1 permit.
14. Provide a revised landscape plan providin~ taller plant material near the columns that Ilfadually steps
down to smaller plant material at the base of the monument si¡p1. The Ilfound mounted li~ht fixtures
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shall be concealed or screened with perimeter landscapin~ providin~ a l2-month screen of sufficient
hei¡:ht and density. The revised landscape plan shall include an area at the base of the monument
si¡:n that is no less than ei~ht (80) square feet. The revised landscape plan shall be reviewed and
approved by staff and one member of the DesiiP1 Review Board prior to issuance of a siiP1 permit.
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 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
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 application for this item was received by the City of Eagle on May 9,2002.
2. Notice of this public hearing was mailed to property owners abutting the subject property in
accordance with Eagle City Code on May 24,2002.
3. The Board reviewed the particular facts and circumstances of this proposed design review
application (DR-35-02) 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.
4. The Board recognizes that a monument sign of this size requires a minimum of one hundred and five
(105) square feet at the base of the sign to be in compliance with Eagle City Code. However, the
Board also recognizes that there is limited space in this area for signage for this multi-tenant
building. Therefore, the Board required that the applicant provide a minimum of eight (80) square
feet of landscaping at the base of the monument sign.
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DATED this 8th day of August 2002.
DESIGN REVIEW BOARD
OF THE CI~~GLE
~I~tæ'I
James G. Murray, Chairman
ATTEST:
1 ~ (~.9- ~ ~ (9VK-
-Sharon K. Moore, Eagle City Clerk
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