Findings - CC - 2019 - DR-53-19 - Master Sign Plan For 2401 E. State StreetBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASIER )
SIGN PLAN FOR A MULTITENANT RETAIL/ )
RESTAURANT BUILDING WITHIN TRUMAN )
COVE SUBDIVISION NO. 1 FOR TPC )
BROOKLYN PARK INVESTORS, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -53-19
The above -entitled design review application came before the Eagle City Council for their action on
September 10, 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:
'1PC Brooklyn Park Investors, LLC represented by Walt Lindgren with Lindgren:Labrie Architecture,
is requesting design review approval of a master sign plan for a multi -tenant retail/restaurant building.
The 0.56 -acre site is 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 2, Block 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 3, 2019.
C. COMPANION APPLICATIONS: Multi -tenant Clinic/Office Building (DR -52-19)
D. 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 June 13, 2017, the Eagle City Council approved the final plat for Truman Cove Subdivision No. 1
(formerly known as Eagle Lakes Subdivision) (FP -01-17).
On May 27, 2018, the Eagle City Council approved a development agreement modification for 'iPC
Brooklyn Park Investors, LLC (RZ- 10-15 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
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 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).
For additional property history see: DR -58-I5, DR -59 -IS, DR -58 -IS MOD, LLA -01-l7, DR -34-18, DR -14-19,
DR -32-19, DR -33-19, and DR -34-19.
Page 1 of 14
K:\Planning Dept\Eagle Applications\Dr\2()1 Y\DR-53-19 MSP for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. 1 c c .do x
E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use.
F. ZONING DESIGNATION: MU -DA (Mixed Use with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, IDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: 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 lease space
Area of Signage Varies depending on tenant's font and logo 109 of total area of building face
(maximum)
❑lumination Non -illuminated, halo illuminated, or Interior -illumination prohibited
externally illuminated
Materials Varies depending on tenant's font and logo Suggested materials to be used
include metal, fiberglass, plastic,
and acrylic.
J. AGENCY RESPONSES: None.
K. LETTERS FROM THE PUBLIC: None received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING 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.
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 compiled 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;
Page 2 of 14
K:\Planning Dept\Ea`_lc: Applications\Dr\2019\DR-53-1Y MSP for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. 1 c:c:t.docx
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.
MASIER 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.
• 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
(1O%) 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 (209c) 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:
Page 3 of 14
K:\Planning [)ept\Ea` le Applications\I)r\2019\LAR-53-19 MSP for a Multi -tenant Retail -Restaurant Bldg in Truman Cope Sub No. 1 cc .ciocx
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 may be 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.
C. DISCUSSION:
• The applicant is requesting approval of a master sign plan for Eagle Lakes Building C Mu1tiTenant
Retail/Restaurant building. Staff recommends the following changes to the document titled "Eagle
Lakes Office Building 'C' — Multi -tenant Retail — Eagle, Idaho" with text shown with underline to
be added.
Master Sign Plan
Eagle Lakes Building C
Multi -Tenant RetaillRestaurant Building
General Notes (Typical):
I. The tenant shall be required to submit signage plans to the developei' or developers
rnanageinent entity for written approval. A design i'eview sign application, accompanied by the
«ritten approval of the managing entity, shall he submitted to the Cit}' for any propoed signs
for City staff review and approval. Al( si`>n, shall he in compliance ‘\,i[h the criteria stated
herein as well as the Eagle City Code. In cases of any conflict hetveen the Eagle City Code
and the criteria specified herein, the more restrictive requirements shall apply.
2. Wall Sign material, may consist of cast metal, fiberglass, plastic, aci'ylic (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 a maximum of 4".
Page4of 14
K:\Plannin` Dept\IEade Applications\Dr\2()1Y\I)R-53-19 MSP for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. 1 cct.docx
3, Wall Sign` shall consist of individual letter` and/or logos. Fonts (styles and sizes) and logos
shall he as proposed by. individual tenant (typical).
4. \Vail Sign size and locations: Example Wall Sign locations are illustrated on building elevation
sheets. Final sign location and sizes will he provided as part of the tenant design rev iev �Ign
application. Wall signs shall he allowed on all four side` of the building. Each business within
the multi -tenant building k allowed a maximum of three M all sip provided each sign is placed
on a different side of the building. Size of signs shall not exceed 10% of the area of the buildin Y
face to which it is attached,
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building; however, blade signs (perpendicular
wall signs to the face of the building) are an acceptable option.
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, non -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 under this application.
Monument Signs (Typical):
1. None proposed under this application
Sign Examples:
Wall Sign (Parallel) Cast Metal or Plastic w/ Wall -Mounted Lighting:
Page 5 of 14
K.\Planning Dept\Eagle Applications\I)r\20l9\I)R-53-19 MSI' for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. I ccl.ducx
Wall Sign (Parallel) — Cast Metal or Plastic w/ Wall -Mounted Lighting
Wall Sign (Parallel) — Cast Metal or Plastic w/ Gooseneck Lighting
Wall Sign (Parallel) — Individual Letter Sign w/ no Gooseneck Fixtures (Assume "Halo"
Illumination at night)
Page 6 of 14
K:\I'lanning Dcpt\Eagle Applications\Dr\2(119\DR-53-1Y MSI' for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. 1 ccl.docx
Wall Sign (Parallel) — Individual Letter Sign w/ no Gooseneck Fixtures (assume "halo"
illumination or soffit lighting)
Sign Placement:
POTENTIAL TENANT
SkkN LOCATION
(APPRO. 20 S.F.) 4
9
in
�J t
1
124''E`
•
4
GO05ENEc.K LIGHT
FIXTURE (r4L2)
POTENTIAL TENANT
S.GN _OCATION
(APPROX. 50 5_r. EA.)
t23'-4" a
p PT
lit -fl"
T O PARAPET
.,,....- !V....9 North
r
ELI
I
il East
r
Page 7 of 14
KA1'lannin�_ Dept\haggle Applications\Dr\2019\1)R-53-1Y MSI' for a Multi -tenant Retail -Restaurant 131i1,2 in Truman Cope Sub No. 1 cut.ducx
rinfiSetiaL
/y► f
9644
t r $�.
9.01120 # f
94W LCZA11014
(AIPPOOK 50 5 CA -1
ndiami South
e z .• e
.._.POITNTIAL
'�
S L e i
s r . r.&
mor
v ....ref '41'
Y
-7 1"
Iffivieall West
or r
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 to consider the application was held before the Design Review Board on August 8, 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 ?9:50)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board affirms the proposed master sign plan criteria.
BOARD DECISION:
The Board voted 7 to 0 to recommend approval of DR -53-19 for a design review application for a master
sign plan for a multi -tenant retail/restaurant building for I'PC Brooklyn Park Investors, LLC, with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated August 22, 2019.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 10, 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).
Page 8 of 14
K:\Plannin` C)ept\Eagle Applications\I)r\?f )1 Y\ISR-53-19 MSP for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. 1 c el.doc; x
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR -53-19 for a design review application for a master sign plan for a
multi -tenant retail/restaurant building for 1PC Brooklyn Park Investors, LLC, 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 C Multi -Tenant Retail/
Restaurant Building:
Master Sign Plan
Eagle Lakes Building C
Multi -Tenant RetaillRestaurant Building
General Notes (Typical):
I. The tenant shall be required to submit signage plans to the developer or deve1oper'
management entity for vritten appmval A d«iC7n review sign application, accompaiiied hy the
\\,ritten approval of the manlQin17 emit}. shall he submitted to the City for any proposed sign;
for City staff review and approval. ,all signs shall be in compliance \\ith the criteria stated
herein as well as the Eagle City Code. In cases of any conflict between the Eag!e Citi Code
and the criteria specified herein. the more restrictive requiremerits shall apply.
�• \ValI Sign materials may Conist of cast inetal, fiherglass, 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 a maximum of 4".
Wall Signs shrill consist of individtial letteN and/car logos. Font; (tyle. and sites) and logos
shall he as proposed hv individual tenant (t) pical ).
4. \Va!1 Sign size and 1ocation: Example Wall Sign location circ illustrated on huilding elevation
sheets. FinLil sign location and izes will he provided as part of the tenant design re iew
application. Wall signs shall be allowed on all four side; of the building=. Each husiness �tiithin
the inultitenant building is allowecl a maximum of three \Nall sigiis provicled each is placid
on a diUferent side of the huiklirig. Size of sign, shall not exceed 10',4- of the area ot' the building,
face to ‘vhich it is attached.
Site Specific Requirements:
1. Wall Signs shall be parallel to the face of the building; however, perpendicular wall signs are
an acceptable option.
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, non -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 under this application.
Page 9 of 14
K:1Planning C)ept\Ea` le Applications\Dr\20ly1DR-53-19 MSP for a Multi -tenant Retail -Restaurant Bldg in Truman Cow Sub No. 1 ccf.docx
Monument Signs (Typical) :
1. None proposed under this application
Sign Examples:
Wall Sign (Parallel) Cast Metal or Plastic w/ Wall -Mounted Lighting:
Wall Sign (Parallel) — Cast Metal or Plastic w/ Wall -Mounted Lighting
Page 10 of 14
K:\Planning Dept\Eagle Applications\1)r\2019\1)R-53-1Y MSP for a Multi -tenant Retail -Restaurant 13tdgg in Truman Cove Suh No. 1 cct.docx
Wall Sign (Parallel) — Cast Metal or Plastic w/ Gooseneck Lighting
Wall Sign (Parallel) — Individual Letter Sign w/ no Gooseneck Fixtures (Assume "Halo"
Illumination at night)
Wall Sign (Parallel) — Individual Letter Sign w/ no Gooseneck Fixtures (assume "halo"
illumination or soffit lighting)
Page 1 1 of 14
K:\Planning [)cpt\Eagle Applications\[)r\201Y\[)R-53-19 MSI' for a Multi -tenant Retail -Restaurant Bldg in Truman Co, Sub No. I L'Ct.C1oCY
Sign Placement:
T.O. PAt trO1
POTEWIAL TENANT
SIGN LOCATION
(Ar r r,OX. 20 5.P.) --
91.LL'%A
E:
GOOSENECK LIGHT
FpcniRE (rt.2)
r..04T1AL TENANT
SIGN LOCATION
(Ar r r'OX 50 S.F. EA.) --.
1
♦ a.
'YMbft LOi ,0*
• w�
Frffic1t L f q
Sii604 ` .ArOw
041,140X, 50 6 gAi
iia 41
t9...1RN.Cr
rt
.1ttaisaivus. 10)
negil East
r • s
POTZW, nay.,
146* LOCAM.
50 ,
•
-- PAW 'IMM
SG. LCGO,110.
225.1
"sO 10 -
+or -v
‘riTt
naummi South
.rte ,
r,dr ovir,eet
y .�
{
'19'4
Piswegisirt West
e r • e
aTd PARAPET
4 •S
_ s 140 .4.
North
a • l
2. A sign permit is required prior to the installation of any signs on this site.
NOTE: 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.
Page 12 of 14
KAPlannin`_ Dept\Eade Applications\Dr\2019\ISR- 3-19 NISI) for a tilulti-tenant Retail -Restaurant Bld2 in Truman Cope Sub No. 1 cct docx
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.
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 -53-19) 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, "General Standards For Design Review" and has concluded that the
proposed design review:
i. The master sign plan criteria is in compliance with Eagle City Code section 8-2A-8 and the building
wall signs will be required to be harmonious with the architectural design of the building and will
not cover nor detract from desirable architectural features.
Page 13 of 14
K:\Planning Dept\Eagle Applications\t)r\2019\DR-53-1 Y MSP for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. 1 c;c:t.doc x
DATED this 10th day of September 2019.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Stan Ridgeway, Mayor
ATTEST:
K
haron K. Bergmann, Eagle City Cl- k
1,,1111111/,
OF
E'
♦0 (s t O F 'I`o♦
s♦ y •S••.••• C
0.
_.,1) ORA °•�'
1. ..
•
i
•`J r, •
r • •
•
w • • • r
•
•, EAL
• •
.. J%• 'r j \C •
• •'1 ;f , \ ,)• O
�
''<j?,•••$ 3•••• ,N,
,,
,,,o&OF I�,t,,s.
,a,,1111$ to
Page 14 of 14
K:\Planning Dept\I:agle Applications\I)r\?Illy\I)R-53-19 MSI' for a Multi -tenant Retail -Restaurant Bldg in Truman Cove Sub No. 1 ccf.dcocx