Findings - DR - 2003 - DR-38-03 - Construct 2 Building Wall Signs/1 Monument Sign/2 Directional Signs For Walgreens/Chi
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR TWO BUILDING
WALL SIGNS, ONE MONUMENT SIGN, AND
TWO DIRECTIONAL SIGNS FOR
WALGREEN'S FOR HAWKINS COMPANY
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-38-03
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 28,2003. 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:
Hawkins Company, represented by Brian Huffaker, is requesting design review approval to
construct two building wall signs, one monument sign, and two directional signs for Walgreen's.
This application includes modifying the existing rock wall and split rail fence and removing a tree.
The site is located on the northeast corner of East Chinden Boulevard and Eagle Road within the
City Market Place at 3212 East Chinden Boulevard.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 10, 2003.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 27, 1995, the Eagle City Council approved a rezone with a development agreement for
this site (RZ-95). The development agreement was signed on July 12, 1995.
On December 8, 1998, the Eagle City Council approved a conditional use permit for Eagle
Country Plaza Shopping Center (CU-7-98),
On January 12, 1999, the Eagle City Council approved the design review application for Eagle
Country Plaza Shopping Center (DR-35-98).
On September 18, 2001, the Eagle City Council approved a modification to the rezone with
development agreement for this site, which decreased the number of monument signs permitted
from three (3) to two (2). In addition, the modification permitted the monument sign height to be
increased from eight-feet (8') to fifteen-feet (15') (RZ-95 MOD).
On July 22,2003, the Eagle City Council approved a modification to the rezone with development
agreement for this site, to remove the restriction of allowing only two (2) monument signs at the
shopping center (RZ-95 MOD 2).
D. COMPANION APPLICATIONS: DR-16-98 MOD (exterior building modifications)
E. ZONING DESIGNATION: C-2-DA
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F, SIGNAGE:
Si n Data
Re uired
Wall Si n Dimensions
Area of Si na e
5 W hi h x 37 V2' wide
120-s uare feet
N/A
Illumination
120-s uare feet (maximum)
Interior-illumination rohibited
Si n Data
South Elevation
Re uired
Wall Si n Dimensions
5 W hi h x 37 W wide
143-s uare feet
N/A
Area of Si na e
Illumination
Six (6)
165-s uare feet (maximum)
Interior-illumination rohibited
Si n Data
Monument Si
Pro osed
Re uired
Sign Dimensions
4' 4" high x 12' 8" wide 6' high (maximum) (measured
from the centerline of the
7' 8" high (measured from the centerline of
Ea Ie Road) adjacent roadway)
30-s uare feet (maximum)
Area of Si na e
Illumination
Two 1O0-watt high pressure sodium ground Interior-illumination prohibited
mounted li ht fixtures
60-s uare feet (minimum)
wo lrectlOna onument 19ns
Sign Data Proposed Required
Sign Dimensions 3' 6" high x 2' 8" wide Not permitted by the Design
Review Board
Area of Signage 3-square feet (approximately) Not permitted by the Design
Review Board
Illumination None Not permitted by the Design
Review Board
Sign Landscaping 9-square feet (approximately) Not permitted by the Design
Review Board
T
D'
1M
S'
Note: Directional signs designed with business identification are considered monument signs. The
directional signs as proposed herein are prohibited.
G. AGENCY RESPONSES: None
H. LETTERS FROM THE PUBLIC: None received to date
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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)(8)
Each business within a single building shall be allowed one wall sign for every street it fronts
and the entire building shall be permitted one monument sign for every street it fronts. The
sides of the building on which the signs are to be placed shall be shown by the owner, but
shall be as approved by the design review board.
.
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)
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.
.
Section 8-2A-8(D)(4)
Each individual freestanding business shall be limited to four (4) signs excluding any
permitted fuel island canopy signs. Signs shall not exceed the area and height allowed by this
chapter.
C. DISCUSSION:
.
The applicant is proposing to construct two (2) building wall signs, one (1) monument sign, and
two (2) directional signs. Per Eagle City Code, each individual freestanding business is limited to
four (4) signs. The applicant should be required to provide revised site and elevation plans
showing the elimination of one (1) sign from this application. The revised site and elevation plans
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.
should be reviewed and approved by staff prior to the City accepting a sign permit for this site.
There is an existing European Hornbeam tree within the landscape island located near the
southwest comer of the drugstore. The applicant is proposing to remove this tree because it has
the potential to block the visibility of the building wall sign proposed to be located on the south
building elevation. The site and landscape plan date stamped by the City on July 25, 2003,
indicates that the European Hornbeam tree is to be removed and a tree, or value of the tree will be
donated to the City. Per Eagle City Code, a terminal island for a single row of parking spaces is
required to be landscaped with at least one (1) tree and shrubs, ground cover, or grass. The
applicant should be required to provide a revised landscape plan showing a tree (with a overall
lower canopy height) to be planted in this terminal island so as to be incompliance with Eagle City
Code, The replacement tree and revised landscape plan should be reviewed and approved by staff
and one member of the Design Review Board prior to the City accepting a sign permit or building
permit for this site.
In accordance with Eagle City Code Section 8-2A-7(0)(3), the European Hornbeam tree that the
applicant is proposing to remove from this site should be relocated on-site, donated to the City, or
a monetary contribution should be submitted to the City for its removal. The removal or relocation
of the tree should be completed per the requirements of the City Forester or a monetary
contribution should be paid to the City prior to the City accepting a sign permit or building permit
for this site.
.
The applicant is proposing to construct one (1) halo illuminated monument sign on Eagle Road
near the northeast corner of Eagle Road and East Chinden Boulevard, The applicant indicates
within their justification letter date stamped by the City on July 10, 2003, that for optimum
visibility, modifications to some of the existing landscape features would be necessary. The
modifications to the landscaping consist of approximately sixty (60') linear feet of split rail fence
being removed and the removal of the two river rock columns located at each end of the split rail
fence. In a letter from the applicant date stamped by the City on July 25, 2003, the applicant states
that attempts to locate the monument sign in relation to the existing trees located within the berm
to provide adequate visibility have been unsuccessful. Further, they anticipate that at the time of
installation of this sign, they might encounter conflicts with the existing perimeter trees and
request the opportunity to work with staff at the time of installation to determine if one or two of
the existing trees may be moved in the general vicinity of their current placement to allow for
proper visibility to the sign. Staff defers comment regarding the removal and relocation of any
existing trees, and the removal of the split rail fence and river rock columns located within the
perimeter landscaping to the Design Review Board.
The height of the proposed monument sign is four feet four inches (4' 4") measured from the top
of the berm; however, the height of the monument sign measured from the centerline of Eagle
Road is seven feet eight inches (7' 8"). The applicant states within their letter date stamped by the
City on July 25, 2003, that the existing river rock walls are four feet four inches (4' 4") in height
and that the monument sign would be constructed at the same height as the walls. Per Eagle City
Code, 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') (measured from the centerline of Eagle Road). The applicant should be
required to provide a revised elevation plan showing that the height of the monument sign does not
exceed six feet (6') measured from the centerline of Eagle Road. The revised elevation plan
should be reviewed and approved by staff prior to the City accepting a sign permit or building
permit for this site.
.
The applicant is proposing to construct two (2) directional signs. One directional sign is proposed
to be located on the east side of the west driveway entrance on Chinden Boulevard providing
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access to The Marketplace at Eagle. The second directional sign is proposed to be located on the
north side of the south driveway entrance on Eagle Road providing access to The Marketplace at
Eagle. The directional sign to be located on Eagle Road is proposed to be located seven feet (7')
south of the existing "The Marketplace at Eagle" monument sign. It is staff's opinion that the
close proximity of the proposed directional sign to the existing "The Marketplace at Eagle"
monument sign may block "The Marketplace at Eagle" monument sign. The applicant should be
required to provide a revised site plan showing the directional sign moved to a location that will
not conflict with the existing monument sign on Eagle Road. The revised site plan should be
reviewed and approved by staff prior to City accepting a sign permit or building permit for this
site.
Per Eagle City Code, directional signs within the boundaries of a shopping center are permitted
only with the approval of the Design Review Board. The Design Review Board should determine
if the directional signs proposed with this application are to be permitted.
.
The site and landscape plans date stamped by the City on July 25, 2003, show the existing site
improvements and landscaping, however, these plans do not identify the existing plant material or
the proposed plant material. The applicant should be required to provide revised landscape plans
showing all existing and proposed plant material around the base of the monument signs and
indicating the species and size of all proposed plant material. The revised landscape plans should
be reviewed and approved by staff and one member of the Design Review Board prior to the City
accepting a sign permit or building permit for this site.
Staff defers comment regarding design and color of all proposed signs to the Design Review
Board.
.
STAFF 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. The
Board continued this item to August 28, 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 6 to 0 (Christensen absent) to approve DR-38-03 for a design review application
for two building wall signs and a monument sign for Walgreen's 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:
1. Provide a revised landscape plan showing low growing shrubs a-tree to be planted in this terminal
island so as to be iflCOffiflliaftee with Eagle City Code. The applicaftt may replace the EuFOfJeaft
Hornbeam tree with a tree that has a lower overall caftopy height. The replacemeftt tree aftà 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 or building permit for this site.
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2. The removal and relocation of the European Hornbeam tree shall be relocated on-site, donated to the
City, or a monetary contribution shall be submitted to the City for its removal. The removal or
relocation shall be completed per the requirements of the City Forester or a monetary contribution shall
be paid to the City prior to the City accepting a sign permit or building permit for this site.
3, Provide a revised site plan showing the directional sign moved to a location that will not conflict with
the existing monument sign on Eagle Road. The revised site plan shall be reviewed and approved by
staff prior to City accepting a sign permit or building permit for this site.
4. Provide a revised elevation plan showing the height of the monument sign does not exceed seven feet
four inches (7' 4") in height six feet (6') measured from the centerline of Eagle Road. The revised
elevation plan shall be reviewed and approved by staff prior to the City accepting a sign permit or
building permit for this site.
5. Per Eagle City Code, directional signs within the boundaries of a shopping center are permitted only
with the approval of the Design Review Board. The Desig8 Re','ie..... Hoare shall determ.i8e if the
directi08al sig8s proposed v,'ith this applicati08 ar-e to be permitted. The directional signs, as
presented, are not permitted.
6. Provide revised landscape plans showing all existing and proposed plant material around the base of
the monument signs and indicating the species and size of all proposed plant material. The revised
landscape plans shall be reviewed and approved by staff and one member of the Design Review Board
prior to the City accepting a sign permit or building permit for this site.
7. Interior illumination is not permitted for monument signs. Provide a cut sheet of the ground mounted
light fixture to be used to illuminate the monument sign. The light fixture shall use a high pressure
sodium luminarie that does not exceed 1O0-watts. Provide a revised landscape plan showing how the
ground mounted light fixtures used to illuminate the monument signs will be screened or located so
they do not shine onto the roadway or onto any nearby property. The light fixtures shall be concealed
or screened with perimeter landscaping providing a year round screen of sufficient height and density
to conceal such fixtures, The cut sheet of the ground mounted light fixture and 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 site.
8. Provide revised elevation plans showing that the building wall signs are not internally illuminated.
The building wall signs shall be illuminated by the existing gooseneck light fixtures. The revised
elevation plans shall be reviewed and approved by staff prior to the City accepting a sign permit for
this site.
9. Provide revised elevation plans showing the red color on the face of the monument sign toned down in
color or reduced in overall appearance by outlining the letters of "Walgreen's" with the cobblestones
used on the face of the sign. The revised elevation plans shall be reviewed and approved by staff and
two (2) members of the Design Review Board prior to the City accepting a sign permit for this site.
10. The revised elevation plan and site plan. date stamped by the City on August 21. 2003, showing the
monument sign inco:r:porated into the existing cobblestone wall and split rail fence is approved.
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
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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 July 10, 2003.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-38-03) 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.
3. When directional signs are utilized for a freestanding single tenant building within a shopping center
the signs typically provide direction for patrons using the site (Le.: Exit, Entrance, Drive Thru, ATM,
etc.). Directional signs designed with business identification are considered monument signs and are
not permitted per Eagle City Code. The Board recognizes the importance for this site to have adequate
signage and has concluded that the building wall signage, in combination with the permitted
monument sign, provides adequate signage for the site commensurate with what Eagle City Code
allows for other similar sites. The directional signs are not permitted because of the business
identification shown on the face of the signs. In addition, the location and poor design of the proposed
directional signs influenced the Board's decision to not approve the signs as presented.
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DATED this 11th day of September 2003.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
A7~ß-
Eric R. McCullough, Chairman
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