Findings - DR - 2004 - DR-39-04 - Master Sign Plan For Eagle Pointe Shopping Cntr/1539 E Iron Eagle Drive
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICA nON FOR
A DESIGN REVIEW FOR A MASTER SIGN
PLAN FOR EAGLE POINTE SHOPPING
CENTER FOR THOMAS DEVELOMENT
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-39-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 10, 2004. The Board continued the item to June 24, 2004, and made their decision at that time.
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:
Thomas Development, represented by Patrick McKeegan with Patrick McKeegan Architects, is
requesting design review approval of a maste.r sign plan for Eagle Pointe Shopping Center which
includes a multi-tenant retail building, a restaurant facility, and a bank facility. The site is located
on the southwest comer of East Iron Eagle Drive and Edgewood Lane within Merrill Subdivision
No.1 (formerly Rocky Mountain Business Park) at 1539 East Iron Eagle Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 8, 2004.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
D. COMPANION APPLICATIONS: DR-38-04 (design review application for three buildings)
E. ZONING DESIGNATION: MU (Mixed Use)
F. SIGNAGE:
Illumination
on t~nant name and lo 0
Ex osed neon - 430-milli am s maximum
on tenant name and 10 0
Re uired
As limited within this a lication
Si n Data
Pro osed
Wall Si n Dimensions
Area of Si na e
As limited within this a lication
430-milli am s (maximum)
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Si n Data
Three Monument Si s
Pro osed
Re uired
Si n Dimensions
Area of Si na e
8' hi h x 8' wide
15' hi h (maximum)
1O0-s uare feet (maximum)
Illumination
Four 50-watt incandescent ground mounted Interior-illumination prohibited
li ht fixtures
96-s uare feet (minimum)
G. SIGN MATERIALS:
Wall Signs = 4-6" deep individual channel letters with exposed neon. Dark bronze on exterior
exposed surfaces with white on interior surfaces.
Monument Signs = Brick base with stucco face. Wood fascia with tile roof. All materials and
colors are to match those used in the construction of the buildings.
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
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 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.
.
Eagle City Code Section 8-2A-6(A)(4)(c)
Signs are to provide effective and necessary business identification systems adapted to the
building design.
.
Eagle City Code Section 8-2A-6(A)(4)(e)
The size, location, design, color, texture, lighting, landscaping, and hours of operations of all
permanent signs and outdoor advertising structures or features to insure that any such
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.
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(C)(1)
.
Sign materials and overall appearance shall compliment the building architecture and colors as
determined by the Design Review Board.
Eagle City Code Section 8-2A-8(E)
The design review board must find that any illuminated sign permitted under the specific
regulations within this chapter 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. 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.
.
Eagle City Code Section 8-2A-8(K)(I)
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.
C. DISCUSSION:
.
Staff recommends the following changes to the applicant's document titled "Eagle Pointe
Commercial Development, Design Review Master Sign Plan, City of Eagle, Idaho, April 8, 2004",
with strike thru text to be deleted and underlined text to be added so as to be in compliance with
Eagle City Code.
Eagle Pointe Commercial Development
Design Review Master Sign Plan
City of Eagle, Idaho
April 8, 2004
Eagle Pointe is a proposed commercial center development located at the main eastern
entrance to the original downtown center from the Highway 44 Bypass. The development
team recognizes the importance and opportunity this site offers and is please to present this
application to the City and citizens of Eagle for Design Review.
The site has frontage on three streets: Highway 44 Bypass, Edgewood Lane and Iron Eagle
Drive. The project consists of three buildings and associated parking. Anticipated uses are a
9,1O0-square foot multi-tenant retail/office building (designated 'A' in this document) with
frontage on Iron Eagle Drive and Edgewood Lane, a 3,700-square foot bank/office building
('B') with frontage on Edgewood Lane and Highway 44 Bypass and a 4,500-square foot
building ('C') shown as a restaurant that could be utilized for office or retail with frontage on
Highway 44 Bypass.
Wall signs:
Building A is a multi-tenant building located on a street comer. Businesses housed in the
building are allowed a maximum of two wall signs to be located on different building
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elevations. THe maxÏHI.I:UR allowaBle sigHage is 10% Be the BailEliBg faee ElefiBeEi as the leBgtR
ef the lnÜIEliBg times the eeiliBg Height (10 feet iB all eases). The maximum allowable signage
area for each tenant is indicated on the exterior elevations.
The locations and allowable area for tenant signs is shown on the elevations (Exhibit A),
spaced relatively equally along the building face. TeBaRts ,:/Ïll Be aHøeateEi sigHage area ØB a
flTO fata Basis ealealateEi BY grøss lease area tø total BHilEliBg area.
Buildings Band C are anticipated to be freestanding single tenant buildings which are allowed
signage on two different building elevations faees. The maximam allowaBle sigH age is 10%
of the BHilEliBg faee ElefiBeEi as t:Ae leBgth of the bHilEliBg times tHe eeiliHg height (10 feet iB all
eases). The maximum allowable signage area for each face is indicated on the exterior
elevations. Only two of the four faces may be used for signage.
If building B or C become multi-tenant building than the provisions of Building A shall be
applicable.
The following wall sign standards are applicable to all buildings.
The areas shown on the drawings define the maximum extent of the individual sign elements.
"Box" or cabinet signs will not be allowed. NaB illHmiHateEi sigHs Øf sigH elemeHts a~aeheEi
Elir-eetly tø the bailEliBg will be alløweEi.
Allowable signage is individual channel letters with exposed neon lighting housed within the
letter. Exposed neon (maximum 430-milliamps per City Code) is allowed for graphic
representations and accents per the Eagle sign ordinance. The individual letters will be 4-6
inches deep, standard metal gauge, dark bronze on exterior exposed surfaces, white on interior
surfaces with finished expose edges matching the bronze finish. All wiring, transformers, etc.
will be concealed in the parapet framing. Stickers or labels require by the electrical or other
Codes are allowed. The recommended font style is Mistral or a similar facsimile. Examples
are attached as Exhibit B. Corporate identity graphics and text will be allowed subject to the
size and illumination limitations state in this plan and City of Eagle approval. Internally
illuminated signage is specifically prohibited.
Monument sïgns:
The project is defined as a shopping center and is allowed one monument sign per street
frontage. The locations are shown on site plan Exhibit C. The design and plan for the
monument signs are shown on Exhibit D. The size and height restrictions are in compliance
with the Eagle City Code SigH OràiBaRee. The signs are double faced. All signs have the
"Eagle Pointe" logo and text with provisions for individual tenant signage. The individual
sign panels shall have screened graphics aø4 with 6" high text (minimum) in the recommend
font style Mistral. Examples are attached as Exhibit B. All individual tenant sienaee shall be
located on a cream colored background. Corporate identity graphics aBEI text will be allowed
subject to the size and illumination limitations state in this plan and City of Eagle approval.
Monument Sign A is located on Iron Eagle Drive near the intersection of Edgewood Lane. It
is dedicated primarily for use by the Building A Tenants. Signage area will be allocated on a
pro rata basis calculated by gross lease area to total building area. No one tenant shall utilize
more that 25 percent of the available sign area, except if the building is occupied by less than
4 tenants the space shall be allocated on a pro rata basis between the tenants.
Monument Sign B is located on Edgewood Lane near the intersection of Highway 44 Bypass.
50 percent of the sign is dedicated for the Building B tenant. The remaining 50 percent will
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be allocated to other center tenants on a fll'St-come flfst-served basis with no secondary tenant
utilizing more than 25 percent of the total sign area.
Monument Sign C is located on Highway 44 Bypass frontage. 50 percent of the signs is
dedicated for the Building C tenant. The remaining 50 percent will be allocated to other
center tenants on a first-come flfst-served basis with no secondary tenant utilizing more than
25 percent of the total sign area.
Landscaping comprising 3 times the sign single face area is provided in compliance with the
sign ordinance.
Directional Signage:
Directional signage will only be allowed for designation of the route of travel to the
anticipated bank drive-up window and associated warning signage to facilitate the efficient
and safe movement of traffic through the development. Directional signage shall Be flømt
light ilhnÐÏBated v:ithoHt not be permitted to have business identification on them. 4" high
Arial, Helvetica Medium or other similar sans serif fonts shall be used in directional
monument style sign incorporating design elements of the street monument signs.
Miscellaneous:
Each tenant is required to ,'\llsigBage sRall Be submitteEl to the managin~ entity of Eagle
Pointe OWB8r €If its lawfHI Fepr8s6Bætiv8 for written approval of any wall signs prier to
SaÐmiSSiOB fer aBEt City SigB PeanÏts. Written approval from the managing entity shall
accompany any design review sign application submitted to the City for review. TR6 Eagle
PoiBt OWR6f shall 138 tRe søle iBteFpFeter Elf this plaB, sl:iÐjeet te Bagle City OrEtiRaRee aÐå aRY
eoRåitiøBs øf aJlprøyal that may Be imposed.
It is the tenants responsibility to obtain all required design review procedures, sign permits and
other approvals. All signage shall be professionally fabricated and installed by a company
approved by the managing entity of Eagle Pointe prøperty øV/Rer of its lawfid represeBtative.
All costs associated with design, obtaining approvals, construction and installation shall be
borne by the tenant. Upon abandonment tenants are responsible for removal of signage and
any associated repairs to the building.
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 June 10, 2004. The
application was continued to June 24, 2004, 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 (Bowen absent) to approve DR-39-O4 for a design review application for a
master sign plan for Eagle Pointe Shopping Center for Thomas Development with the following
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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 APPRO V AL:
1. All signs shall comply with the master sign plan criteria for the Eagle Pointe Commercial Development
as modified herein.
2. The following document titled "Eagle Pointe Commercial Development, Design Review Master Sign
Plan, City of Eagle, Idaho, AprilS, 2004", shall be the master sign plan criteria for this development.
Eagle Pointe Commercial Development
Design Review Master Sign Plan
City of Eagle, Idaho
April 8, 2004
Eagle Pointe is a proposed commercial center development located at the main eastern entrance to
the original downtown center from the Highway 44 Bypass. The development team recognizes the
importance and opportunity this site offers and is please to present this application to the City and
citizens of Eagle for Design Review.
The site has frontage on three streets: Highway 44 Bypass, Edgewood Lane and Iron Eagle Drive.
The project consists of three buildings and associated parking. Anticipated uses are a 9,100-
square foot multi-tenant retail/office building (designated 'A' in this document) with frontage on
Iron Eagle Drive and Edgewood Lane, a 3,700-square foot bank/office building ('B') with
frontage on Edgewood Lane and Highway 44 Bypass and a 4,5OO-square foot building ('C')
shown as a restaurant that could be utilized for office or retail with frontage on Highway 44
Bypass.
WaD signs:
Building A is a multi-tenant building located on a street comer. Businesses housed in the building
are allowed a maximum of two wall signs to be located on different building elevations. The
maximum allowable sign age area for each tenant is indicated on the exterior elevations.
The locations and allowable area for tenant signs is shown on the elevations (Exhibit A), spaced
relatively equally along the building face
Buildings B and C are anticipated to be freestanding single tenant buildings which are allowed
signage on two different building elevations. The maximum allowable signage area for each face
is indicated on the exterior elevations. Only two of the four faces may be used for signage.
If building B or C become multi-tenant building than the provisions of Building A shall be
applicable.
The following wall sign standards are applicable to all buildings.
The areas shown on the drawings define the maximum extent of the individual sign elements.
"Box" or cabinet signs will not be allowed.
Allowable signage is individual channel letters with exposed neon lighting housed within the
letter. Exposed neon (maximum 430-milliamps per City Code) is allowed for graphic
representations and accents per the Eagle sign ordinance. The individual letters will be 4-6 inches
deep, standard metal gauge, dark bronze on exterior exposed surfaces, white on interior surfaces
with finished expose edges matching the bronze finish. All wiring, transformers, etc. will be
concealed in the parapet framing. Stickers or labels require by the electrical or other Codes are
allowed. The recommended font style is Mistral or a similar facsimile. Examples are attached as
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Exhibit B. Corporate identity graphics and text will be allowed subject to the size and illumination
limitations state in this plan and City of Eagle approval. Internally illuminated sign age is
specifically prohibited.
Monument signs:
The project is defined as a shopping center and is allowed one monument sign per street frontage.
The locations are shown on site plan Exhibit C. The design and plan for the monument signs are
shown on Exhibit D. The size and height restrictions are in compliance with the Eagle City Code.
The signs are double faced. All signs have the "Eagle Pointe" logo and text with provisions for
individual tenant signage. The individual sign panels shall have screened graphics with 6" high
text (minimum) in the recommend font style Mistral. Examples are attached as Exhibit B. All
individual tenant signage shall be located on a cream colored background. Corporate identity
graphics will be allowed subject to the size and illumination limitations state in this plan and City
of Eagle approval.
Monument Sign A is located on Iron Eagle Drive near the intersection of Edgewood Lane. It is
dedicated primarily for use by the Building A Tenants. Signage area will be allocated on a pro rata
basis calculated by gross lease area to total building area. No one tenant shall utilize more that 25
percent of the available sign area, except if the building is occupied by less than 4 tenants the
space shall be allocated on a pro rata basis between the tenants.
Monument Sign B is located on Edgewood Lane near the intersection of Highway 44 Bypass. 50
percent of the sign is dedicated for the Building B tenant. The remaining 50 percent will be
allocated to other center tenants on a first-come fIrst-served basis with no secondary tenant
utilizing more than 25 percent of the total sign area.
Monument Sign C is located on Highway 44 Bypass frontage. 50 percent of the signs is dedicated
for the Building C tenant. The remaining 50 percent will be allocated to other center tenants on a
first-come fIrSt-served basis with no secondary tenant utilizing more than 25 percent of the total
sign area.
Landscaping comprising 3 times the sign single face area is provided in compliance with the sign
ordinance.
Directional Signage:
Directional signage will only be allowed for designation of the route of travel to the anticipated
bank drive-up window and associated warning signage to facilitate the efficient and safe
movement of traffic through the development. Directional signage shall not be permitted to have
business identification on them. 4" high Arial, Helvetica Medium or other similar sans serif fonts
shall be used in directional monument style sign incorporating design elements of the street
monument signs.
Miscellaneous:
Each tenant is required to submit to the managing entity of Eagle Pointe for written approval of
any wall signs. Written approval from the managing entity shall accompany any design review
sign application submitted to the City for review.
It is the tenants responsibility to obtain all required design review procedures, sign permits and
other approvals. All signage shall be professionally fabricated and installed by a company
approved by the managing entity of Eagle Pointe. All costs associated with design, obtaining
approvals, construction and installation shall be borne by the tenant. Upon abandonment tenants
are responsible for removal of signage and any associated repairs to the building.
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3. 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 concealed or screened with
perimeter landscaping providing a 12 month screen of sufficient height and density to conceal such
fixtures.
4. A sign permit is required for all proposed signs within the multi-tenant retail building, restaurant
facility, or bank facility prior to a sign being constructed on this site.
5. Interior illumination is not permitted for building wall signs.
6. Interior illumination is not permitted for monument signs.
7. Provide a revised elevation plan of the retail building showing all sign locations. The revised elevation
plan shall be reviewed and approved by staff prior to the CitY issuing a zoning certificate for this site.
STANDARD CONDITIONS OF APPROV AL:
1. A building permit/zoning permit shall be required prior to construction of any sign which is not
attached to a building with an active building permit.
2. Approval shall expire without notice to the applicant on the date of expiration of this Design Review,
as stipulated in Eagle City Code (one year from the Design Review Board approval date).
3. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
4. New plans which incorporate any required changes shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
5. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
6. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
7. Any modification of the approved design review plans must be approved prior to
construction/installation of such changes. Failure to do so may result in the requirement to modify the
project to comply with the approved design review and/or result in the inability to issue a certificate of
completion for this project.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on April 8, 2004.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-39-04) 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. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3
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for the MU (Mixed Use) zoning district.
DATED this Sth day of July 2004.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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ATTEST:
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........ Sharon K. Bergmann, Eagle City CI rk
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