Findings - DR - 2003 - DR-34-03 - Master Sign Plan For Eagle Towne And Country Shopping Center
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR A MASTER SIGN PLAN
FOR EAGLE TOWNE AND COUNTRY SHOPPING
CENTER FOR WHITE LEASURE DEVELOPMENT
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)
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-34-03
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 14,2003. 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:
White Leasure Development, represented by Debbie Anderson with Idaho Electric Sign Company,
is requesting design review approval of the master sign plan for Eagle Towne and Country Centre.
The site is located on the north side of East State Street between State Highway 55 and Horseshoe
Bend Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 25, 2003.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 13, 2001, the Eagle City Council approved a preliminary plat application and
conditional use application for Eagle Towne and Country Centre (PP-18-00/CU-18-00).
On April 24, 2001, the Eagle City Council approved a design review application for the common
area landscaping within Eagle Towne and Country Centre including a building design for WinCo
Foods (DR-6-01).
On February 12, 2002, the Eagle City Council approved a preliminary plat extension time
application for Eagle Towne and Country Centre (PP-18-00) for one year until March 13,2003.
On February 26, 2002, the Eagle City Council approved a design review extension of time
application for Eagle Towne and Country Centre including the building design for WinCo Foods
(DR-6-01) for one year until April 24, 2003.
On March 11, 2003, the Eagle City Council approved a design review application for The Home
Depot (DR-03-03).
D. COMPANION APPLICATIONS: None
E. ZONING DESIGNATION: C-3 (Highway Business District)
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F. SIGNAGE:
Ul me: urns
SÎI!n Data Proposed ReQuired
Wall Si2n Dimensions Variable height and width N/A
Area of Signage Variable (depending on tenant's 5 % of tenant's total store
total store frontage and if frontage if internally illuminated
internally illuminated or not) or 10% of tenant's total store
frontae:e if non-illuminated
Illumination 430-milli amps if internally 430-milli amps (maximum)
illuminated
B ld'
WallS'
Si n Data
Sho in Center Monument Si
Pro osed
Si n Dimensions
15' hi h x 12' 6" wide
15' hi h (maximum)
Area of Si na e
Illumination
6-gooseneck light fixtures 200- Interior-illumination prohibited
watt high pressure sodium
6-ground mounted light fixtures
70-watt hi h res sure sodium
Si n Data
Sho in Center Monument Si
Pro osed
(State Street)
Re uired
Si n Dimensions
15' hi h x 12' 6" wide
15' hi h (maximum)
Area of Si na e
Illumination
6-gooseneck light fixtures 200-
watt high pressure sodium
6-ground mounted light fixtures
70-watt hi h res sure sodium
Interior-illumination prohibited
Si n Data
Sho in Center Monument Si (Horseshoe Bend Road)
Pro osed Re uired
Si n Dimensions
15' hi h x 12' 6" wide
15' hi h (maximum)
Area of Si na e
Illumination
6-gooseneck light fixtures 200-
watt high pressure sodium
6-ground mounted light fixtures
70-watt hi h ressure sodium
Interior-illumination prohibited
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Si n Data
Individual Pad Site Monument Si s (11 total)
Pro osed
6' hi h x 6' 6" wide
6' hi h (maximum)
Re uired
Si n Dimensions
Area of Si na e
Illumination
4-ground mounted light fixtures Interior-illumination prohibited
70-watt hi h ressure sodium
G. AGENCY RESPONSES: None
H. 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 determined 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 attached, shall
not exceed fifteen feet (15'). 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.
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Any freestanding single tenant building within a shopping center shall be permitted a
monument sign. The height of any such sign, including the base to which it is attached, shall
not exceed six feet (6'). The exposed surface of any such sign shall not exceed thirty (30)
square feet per exposed surface.
A double faced monument sign is permitted.
The minimum distance between any monument sign within a shopping center shall be one
hundred feet (100). No monument sign shall be any closer than twenty feet (20') from a
monument or other freestanding sign on an adjacent property.
C. DISCUSSION:
.
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 the City accepting any sign
permits for this site. Staff recommends the following changes to the applicant's document titled
"Master Sign Plan Eagle Towne and Country Centre, June 2003" with strike thru text to be deleted
and underlined text to be added to be in compliance with Eagle City Code.
SHOPPING CENTER MONUMENT SIGNS AND INDIVIDUAL PAD SITE MONUMENT
FREEST.^..NDING SIGNS:
1) All signs are required to be reviewed and approved by the City of Eagle. All Signs must
be submitted to the landlord in color and to scale prior to submittal to the City of Eagle under
the Master Sign Plan.
3) Three shopping center monument maiR prIOR signs will be permitted with one located on
each street frontage for anchor tenant and center identification. Those shopping center
monument signs pyleas are permitted to be 15 feet in overall height measured from the
centerline of the adjacent roadway gfaàe with a maximum of 100 square feet in sign copy area.
Other than the tenant panel identifying Eagle Towne and Country Centre. all tenant panels are
to have a consistent cream colored background. Individual tenant logos and colors are
permitted to be installed on the cream colored background.
4) Each individual pad site will be permitted to have one monument style sign not to exceed 6
feet in overall height measured from the centerline of the adjacent roadway and a maximum of
30 square feet in copy area. The background color of all individual pad site monument signs
shall be cream colored to match the pylon signs. Individual tenant logos and colors are
permitted to be installed on the cream colored background.
EXCEPTION: Those pad sites that do not have street frontage or that desire to share
monument signs for visibility on the main frontage may increase the size of the-said monument
sign to 8 feet in overall height and 50 square feet in shared copy area. A cross section of the
berm showing the monument sign in relation to the adjacent roadway is required to be
reviewed and approved by the developer and the City of Eagle. If pad sites share a monument
sign. no individual monument sign is permitted for the individual pad site.
5) Each pad site that, due to the configuration of the property or the nature of the landscaping
design, has no alternative except to place that sign in a berm area may be granted an exception
to the "measured from centerline of adjacent roadway gfaàe" restriction in the overall height
of the sign. A cross section of the berm showing the height of the monument sign in relation
to the adjacent roadway is required to be reviewed and approved by the developer and the City
of Eagle.
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WALL SIGNS:
4) All signs in multi-tenant buildings will be centered left to right on the elevation over their
lease space and will be installed at a consistent bottom height with signs on the building. All
multi-tenant buildings shall have either internally illuminated or non-internally illuminated but
not a combination.
5) Internally illuminated wall s£igns shall allowaRees will be a maximum of 5% of the
building wall elevation to which the sign is to be attached and non-internally illuminated wall
signs shall be a maximum of 10% of the building wall elevation to which the sign is to be
attached. wall faciHg the street or parkiHg lot as determiHed by the City of Eagle. The building
wall elevation shall be measured by the width of the tenant lease space multiplied by a ceiling
height of 14'. VI all will be measured from grouRd to 14' for caleulatioR square feet.
6) Directional signs not to exceed 3 feet in height and 4 square feet are permitted on an
individual basis to be determined by both landlord and the City of Eagle. All directionals will
have solid bases and constructed of materials that complement the building to which they
belong. All directional signs shall be reviewed and approved by the City of Eagle.
ACCESSORY SIGNS:
1) Window or door vinyls are permitted to advertise the name of the business and business
hours as may be permitted by Eagle City Code. Permanent window v¥inyls will be included
in overall square footage and regulated by Eagle City Code.
2) Banners for special sales and events are permitted and shall comply with Eagle City Code
are regHlated by the City of Eagle.
.
Staff defers comment regarding design and color of all proposed signs to the Design Review
Board.
ST AFF RECOMMENDATION PROVIDED WITHIN 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 MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on August 14,2003, at which
time the Board made their decision.
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/representative).
BOARD DECISION:
The Board voted 5 to 0 (Christensen and Floegel absent) to approve DR-34-03 for a design review
application for a master sign plan for Eagle Towne and Country Shopping Center for White
Leasure Development 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Each individual building and multi-tenant building proposed within this development shall be required
to submit a design review sign application to be reviewed and approved by the Design Review Board.
2. The floodlights used to illuminate the monument sign shall be screened or located so they do not shine
onto the roadway or onto any nearby property. The light fixtures shall be screened with perimeter
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landscaping providing a 12 month screen of sufficient height and density to conceal such fixtures. The
applicant shall be required to provide a revised landscape plan showing the ground mounted light
fixtures are completely screened from view, The revised landscape plan shall be reviewed and
approved by staff prior to the City accepting a sign permit for this site.
3. Provide a revised master sign plan criteria outline showing the following changes to the applicant's
document titled "Master Sign Plan Eagle Towne and Country Centre, June 2003". The revised master
sign plan criteria shall be reviewed and approved by staff prior to the City accepting any sign permits
for this site.
SHOPPING CENTER MONUMENT SIGNS AND INDIVIDUAL PAD SITE MONUMENT
SIGNS:
1) All signs are required to be reviewed and approved by the City of Eagle. All Signs must
be submitted to the landlord in color and to scale prior to submittal to the City of Eagle under
the Master Sign Plan.
3) Three shopping center monument signs will be permitted with one located on each street
frontage for anchor tenant and center identification. Those shopping center monument signs
are permitted to be 15 feet in overall height measured from the centerline of the adjacent
roadway with a maximum of 100 square feet in sign copy area. Other than the tenant panel
identifying Eagle Towne and Country Centre, all tenant panels are to have a consistent cream
colored background. Individual tenant logos and colors are permitted to be installed on the
cream colored background.
4) Each individual pad site will be permitted to have one monument style sign not to exceed 6
feet in overall height measured from the centerline of the adjacent roadway and a maximum of
30 square feet in copy area. The background color of all individual pad site monument signs
shall be cream colored to match the pylon signs. Individual tenant logos and colors are
permitted to be installed on the cream colored background.
EXCEPTION: Those pad sites that do not have street frontage or that desire to share
monument signs for visibility on the main frontage may increase the size of said monument
sign to 8 feet in overall height and 50 square feet in shared copy area. A cross section of the
berm showing the monument sign in relation to the adjacent roadway is required to be
reviewed and approved by the developer and the City of Eagle. If pad sites share a monument
sign, no individual monument sign is permitted for the individual pad site.
5) Each pad site that, due to the configuration of the property or the nature of the landscaping
design, has no alternative except to place that sign in a berm area may be granted an exception
to the "measured from centerline of adjacent roadway" restriction in the overall height of the
sign. A cross section of the berm showing the height of the monument sign in relation to the
adjacent roadway is required to be reviewed and approved by the developer and the City of
Eagle.
WALL SIGNS:
4) All signs in multi-tenant buildings will be centered left to right on the elevation over their
lease space and will be installed at a consistent bottom height with signs on the building. All
multi-tenant buildings shall have either internally illuminated or non-internally illuminated but
not a combination.
5) Internally illuminated wall signs shall be a maximum of 5% of the building wall elevation
to which the sign is to be attached and non-internally illuminated wall signs shall be a
maximum of 10% of the building wall elevation to which the sign is to be attached. The
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building wall elevation shall be measured by the width of the tenant lease space multiplied by
a ceiling height of 14'.
6) Directional signs not to exceed 3 feet in height and 4 square feet are permitted on an
individual basis to be determined by both landlord and the City of Eagle. All directionals will
have solid bases and constructed of materials that complement the building to which they
belong.. All directional signs shall be reviewed and approved by the City of Eagle.
ACCESSORY SIGNS:
1) Window or door vinyls are permitted to advertise the name of the business and business
hours as may be permitted by Eagle City Code. Permanent window vinyls will be included in
overall square footage and regulated by Eagle City Code.
2) Banners for special sales and events are permitted and shall comply with Eagle City Code.
4. Internally illuminated wall signs may not exceed five percent (5%) of the total surface area of a
building face and non-internally illuminated wall signs may not exceed ten percent (10%) of the total
surface area of a building face (measured as indicated within the master sign plan criteria).
5. The three (3) shopping center monument signs and individual pad site monument signs are permitted
in the locations shown on the attached site plan date stamped by the City on June 25, 2003.
6. No additional monument signage will be allowed unless the City approves a modification to this
master sign plan.
7. Interior illumination is not permitted for monument signs.
8. A sign permit is required prior to any signs being constructed within this development.
9. The face of all monument signs shall be of a consistent cream background color through out the entire
development.
10. Interior illumination is not permitted for monument signs.
11. Provide a revised landscape plan showing plant material with greater height (minimum five feet (5'))
on each side of the three (3) shopping center monument signs. The revised landscape plan shall be
reviewed and approved by staff and one member of the Design Review Board prior to the City
accepting a sign permit for this development.
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
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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 June 25, 2003.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-34-03) 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.
DATED this 28th day of August 2003.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
-~
Eric R. McCullough, Chairman
ATTEST:
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