Findings - CC - 2019 - DR-34-19 - Master Sign Plan For Multi-Tenant Retail/Restaurant/Drugstore W/Drive-ThruBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER )
SIGN PLAN FOR A MULTI -TENANT )
RETAIL/RE5TAURANT/DRUGSTORE )
BUILDING INCLUDING A DRIVE-THROUGH )
WITHIN TRUMAN COVE SUBDIVISION NO. 1 )
FOR RENNISON COMPANIES, INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -34-19
The above -entitled design review application came before the Eagle City Council for their action on June
25, 2019. 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:
Rennison Companies, Inc., represented by John Rennison, is requesting design review approval of a
master sign plan for a multi -tenant retail/restaurant/drugstore building including a drive-through. The
0.99 -acre site is generally located on the southeast corner of State Highway 44 and South Ancona
Avenue at 2401 East State Street, within Truman Cove Subdivision No. 1 (Lot 3, Block 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 18, 2019.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 10, 2015, the Eagle City Council approved a rezone and preliminary plat for Eagle Lakes
Subdivision (RZ- 10-15 and PP -07-15).
On January 14, 2016, the Eagle Design Review Board approved a design review application for the
common area landscaping, nineteen (19) apartment buildings, and a clubhouse within Eagle Lakes
Subdivision (DR -58-15).
On January 14, 2016, the Eagle Design Review Board approved a design review sign application for a
subdivision entry monument sign for Eagle Lakes Subdivision (DR -59-15).
On January 12, 2017, the Eagle Design Review Board approved a design review modification to modify
the common area landscaping, location of eighteen (18) apartment buildings, and clubhouse within
Eagle Lakes Subdivision (DR -58-15 MOD).
On January 30, 2017, the Zoning Administrator approved a lot line adjustment (associated with the
subject site) for '[PC Brooklyn Park, Investors, LLC (LLA -O1-17).
On June 13, 2017, the Eagle City Council approved the final plat for Truman Cove Subdivision No. 1
(formerly known as Eagle Lakes Subdivision) (FP -O1-17).
On May 27, 2018, the Eagle City Council approved a development agreement modification for 'i'PC
Brooklyn Park Investors, LLC (RZ-1O-15 MOD).
On September 11, 2018, the City Council approved a development agreement (in lieu of a PUD)
modification and preliminary plat modification for Truman Cove Subdivision (fka Eagle Lakes
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Subdivision), a previously approved 301 -unit, 80 -lot (51 -single-family, 6 -multi -family consisting of
250 -units], 12 commercial, 10 -common, and 1 -private street) subdivision. The subdivision
modification includes 327 -units, 110 -lots (77 -single-family, 6 -multi -family consisting of 250 -units],
12 -commercial, and 15 -common _consisting of 1 -private street, 1 -private alley, and 1 -access drive])
(RZ-1O-15 MOD2 & PP -07-15 MOD).
On November 13, 2018, the City Council approved a design review application for the common area
landscaping and entry feature within Truman Cove Subdivision No. 2 (DR -34-18).
On January 8, 2019, the City Council approved a modification to Condition of Development #3.6 of
the rezone development agreement associated with the approved Truman Cove Subdivision (RZ-10-15
MOD3).
On April 9, 2019, the City Council approved a design review application for the common area
landscaping and pool house within Truman Cove Subdivision No. 3 for John Rennison (DR -14-19).
D. COMPREHENSIVE PLAN DESIGNATION: Mixed Use and Scenic Corridor.
E. ZONING DESIGNATION: MU -DA (Mixed Use with a development agreement).
F. COMPANION APPLICATIONS:
DR -33-19 (Multi -Tenant Building with a drive-through) and DR -34-19 (DR -32-19 (restaurant with
drive-through).
G. DESIGN REVIEW OVERLAY DISTKICT: Not in DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISi'RICT: Yes.
I. SIGNAGE:
Future Building Wall Signs
Sign Data Proposed Required
Wall Sign Dimensions Varies depending on tenant's font and logo Varies based on tenant leased space
Area of Signage Varies depending on tenant's font and logo 10% of total area of building face
Illumination Non -illuminated, flood lighting, halo Interior -illumination prohibited
illumination, or exposed neon
Materials Varies depending on tenant's font and logo Suggested materials to be used
include aluminum, stainless steel,
brass and painted sheet metal
J. AGENCY RESPONSES: None
K. LETTERS F'ROM 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:
• 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.
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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:
AREA OF THE BUILDING FACE: The general outer surface of an exterior wall of a building.
The area of the building face shall be a total area of such surface, including the area of doors and
windows which open into such face, if any.
FACE OF SIGN: The surface of the sign area upon, against or through which the message is
displayed or illustrated.
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.
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.
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• Eagle City Code Section 8 -2A -8(C): Provisions and Requirements:
1. Wall Signs (Flat and Perpendicular):
b. Each business within a multi -tenant building shall be allowed a maximum of three (3) wall
signs provided that each sign is placed on a different side of the building.
d. For a multi -tenant building the total sign area of all wall signs shall not exceed ten percent
(10%) of the area of the building face to which they are attached, except that the total sign
area for wall signs that are visible from a state highway shall be a maximum of twenty
percent (20%) of the area of the building face to which they are attached.
• 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 city council 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
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)(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 maybe 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.
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C. DISCUSSION:
• The applicant is requesting approval of a master sign plan for Eagle Lakes Building B Multi -Tenant
Retail/Restaurant located in Lot 3, Block 1 within Truman Cove Subdivision No. 1. Staff
recommends the following changes to the document titled "Master Sign Plan — Eagle Lakes
Building '13' — Multi -Tenant Retail — Eagle, Idaho" with text shown with underline to be added and
text shown with strikethrough to be deleted.
Master Sign Plan
Eagle Lakes Building B Multi -Tenant Retail/Restaurant/Drugstore
Lot 3, Block 1 — Truman Cove Subdivision No. 1
General Notes (Typical):
1. The tenant shall be required to submit signage plans to the developer or developer's
management 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 staff review and approval. All signs shall be in compliance with the criteria stated
herein as well as the Eagle City Code. In cases of any conflict between the Eagle City Code
and the criteria specified herein, the more restrictive requirements shall apply.
• Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or similar) and shall
be a minimum of 1/2" and a maximum of 8" thick. Wall Signs may be surface -mounted or held
off face of building.
3. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typical).
4. Wall Sign size and locations: Example Wall Sign locations are illustrated on building elevation
sheets. Final sign location and sizes will be provided as part of the tenant design review sign
application. Wall signs are proposed for all 4 sides of the building. Size of signs shall not exceed
10% of the area of the building face to which it is attached.
Drive-Through/Drive-Up Service Menu Board Signs:
1. Shall not exceed seven feet (7') in height and the sign area shall not exceed thirty-five (35)
quare feet.
2. Internal illumination may be permitted if the City determines the following:
a. The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of this article;
b. 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
c. The lighting will not be disturbing to existing or future neighboring uses.
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building.
2. Wall Sign Illumination:
a. The building facade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
b. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance.
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3. Signage on doors or windows shall comply with Eagle City Code.
Building Address Number (Typical of 1):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs (Typical):
1. None proposed.
•
1. A maximum of (1) tenant monument sign will be allowed on the property adjacent to the street
it fronts.
The monument sign Ilall be Type TS 2 as approved in the master sign plan
development.
Sign Examples:
Wall Sign (Parallel) Cast Metal or Plastic with Wall -Mounted Lighting:
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Wall Sign (Parallel) — Cast Metal or Plastic with Wall -Mounted Lighting:
raJ64YC"'Yx
Wall Sign (Parallel) — Cast Metal or Plastic with Wall -Mounted Gooseneck Lighting:
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Wall Sign (Parallel) — Individual Letter Sign with no Gooseneck Fixtures (Assume "Halo"
Illumination at night):
.�.... ... ,fir,
-410114,'
Wall Sign (Parallel) — Individual Letter Sign with no Gooseneck Fixtures (Assume "halo"
illumination or soffit lighting):
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Sign Placement:
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Page 9 of 13
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STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date staff recommends approval of the requested design
review application with the site specific conditions of approval and the standard conditions of approval
provided below.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on May 23, 2019, at
which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 2:47:20)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board affirms the design and materials of the signage with the site specific conditions of approval
and has added site specific condition no. 4 to ensure the maximum number of sign locations are shown
on the building elevations.
BOARD DECISION:
The Board voted 5 to 0 (Brasher and Grubb absent) to recommend approval of DR -34-19 for a design
review application of a master sign plan for a multi -tenant retail/restaurant/drugstore building including a
drive-through for Rennison Companies, Inc., 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 provided within their findings of fact and conclusions of law document, dated June 13, 2019.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on June 25, 2019, at which time
the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR -34-19 for a design review application of a master sign plan for a
multi -tenant retail/restaurant/drugstore building including a drive-through for Rennison Companies, Inc.,
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 for Eagle Lakes Building B Multi -Tenant
Retail/Restaurant/Drugstore:
Master Sign Plan
Eagle Lakes Building B Multi -Tenant RetaillRestaurantlDrugstore
Lot 3, Block 1 — Truman Cove Subdivision No. 1
General Notes (Typical):
1. The tenant shall be required to submit signage plans to the developer or developer's
management entity for written approval. A design review sign application, accompanied by the
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written approval of the managing entity, shall be submitted to the City for any proposed signs
for City staff review and approval. All signs shall be in compliance with the criteria stated
herein as well as the Eagle City Code. In cases of any conflict between the Eagle City Code
and the criteria specified herein, the more restrictive requirements shall apply.
2. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or similar) and shall
be a minimum of and a maximum of 8" thick. Wall Signs may be surface -mounted or held
off face of building.
3. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typical).
4. Wall Sign size and locations: Example Wall Sign locations are illustrated on building elevation
sheets. Final sign location and sizes will be provided as part of the tenant design review sign
application. Wall signs are proposed for all 4 sides of the building. Size of signs shall not exceed
10% of the area of the building face to which it is attached.
Drive-Through/Drive-Up Service Menu Board Signs:
1. Shall not exceed seven feet (7') in height and the sign area shall not exceed thirty-five (35)
square feet.
2. Internal illumination may be permitted if the City determines the following:
a. The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of this article;
b. 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
c. The lighting will not be disturbing to existing or future neighboring uses.
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building.
2. Wall Sign Illumination:
a. The building facade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
b. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance.
3. Signage on doors or windows shall comply with Eagle City Code.
Building Address Number (Typical of 1):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs (Typical):
1. None proposed.
2. A sign permit is required prior to the installation of any signs on this site.
3. Monument signs are not approved with this application. A separate design review application shall be
submitted for a master sign plan for Truman Cove Subdivision No. 1.
4. Provide revised building elevations showing a maximum of five (5) building wall sign locations on
both the north and south building elevations. The revised building elevation shall show one (1) sign
location on the east and west building elevation. The revised building elevations shall be reviewed and
approved by staff and one (1) member of the Design Review Board prior to issuance of any sign permits.
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NOTA:: 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 -34-19) 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.
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 building wall signs will be harmonious with the architectural design of the multi -tenant
retail/restaurant/drugstore building including a drive-through (with inclusion of the site specific
conditions of approval required herein) and will not cover not detract from desirable architectural
features.
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DATED this 25th day of June 2019.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Stan Ridgeway, Mayor
A'i"i'EST:
Sharon K. Bergmann, Eagle City
Reconsideration Notice: Applicant has the right, pursuant to Section 67-6535, Idaho Code, to request a reconsideration within
fourteen (14) days of the final written decision.
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