Findings - DR - 2004 - DR-84-04 - Master Sign Plan For A Multi-Tenant Retail Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR)
A DESIGN REVIEW FOR A MASTER SIGN PLAN)
FOR A MUTLI-TENANT RETAIL BUIDLING )
FOR DAVE BUICH AND GREG HALL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-84-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 12,2004. 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:
Dave Buich and Greg Hall, represented by Scott Marshall with LKV Architects, are requesting
design review approval of a master sign plan for a multi-tenant retail building. The site is located
on the northeast comer of the intersection of East State Street, South Edgewood Lane, East Iron
Eagle Drive, and East McGrath Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 8, 2004.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
D. COMPANION APPLICATIONS: DR-83-04 (design review application for the building)
E. ZONING DESIGNATION: C-2 (General Business District)
F. SIGNAGE:
Si n Data
Wall Si n Dimensions
Pro osed
4' W' hi h x 12' wide
Re uired
N/A
Area of Si na e
Illumination
54-s uare feet
48-s uare feet (maximum)*
Three (3) 42-watt florescent goose neck Interior-illumination prohibited
Ii ht fixtures
*Note: Forty-eight (48) square feet based on a lease space of forty feet (40') wide multiplied by an interior ceiling height of
twelve feet (12').
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Si n Data
Monument Si
Pro osed
Re uired
Si n Dimensions
15' hi h x ' wide
15' hi h (maximum)
1O0-s uare feet (maximum)
Area of Si na e
Illumination
One (1) ground mounted 50-watt, high Interior-illumination prohibited
ressure sodium Ii ht fixture
150-s uare feet (minimum)
Si n Data
Pro osed
Re uired
Wall Si n Dimensions
Area of Si na e
3' hi h x 4' wide
12-s uare feet
N/A
8-s uare feet (maximum)
Illumination
Three (3) 35-watt high pressure sodium Interior-illumination prohibited
wall mounted li ht fixtures
G. AGENCY RESPONSES: None
H. LETTERS FROM THE PUBLIC: None received to date
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
.
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
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permanent signs and outdoor advertising structures or features to insure 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)
AREA, OR SURFACE AREA, OF BUILDING: Actual surface area of the single building
face to which a sign is attached, including doors and windows, but excluding the "roof area",
as defined in this subsection, and excluding structures for elevators or air conditioning
equipment on the roof.
ROOF AREA: The total portion of a building or structure which encloses space which is not a
part of the occupied area and is between the interior ceiling and the exterior roofline.
.
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(C)(4)(c)
The total area of any wall sign attached parallel to, or painted on the face of a building shall
not exceed ten percent (l 0%) of the total area of the building face to which it is attached or
painted.
.
Eagle City Code Section 8-2A-8(C)(8)
Freehanging Signboards: Freehanging signboards attached under covered porches or canopies,
are permitted, but no such sign may exceed eight (8) square feet nor shall any such sign extend
beyond the porch or canopy to which it is attached. A minimum distance of seven feet six
inches (7'6") shall be required between a walkway and the bottom of a freehanging signboard.
.
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)(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.
C. DISCUSSION:
.
The applicant has shown on the elevation plans (date stamped by the City on July 8, 2004), the
specific areas for tenant signage upon the multi-tenant retail building. Each individual tenant is
required to place the business identification words or phrases and logo within the approved sign
area as permitted within the Master Sign Plan for Buich Retail Building.
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Staff recommends the following changes to the applicant's document titled "SIGNAGE LETTER
OF EXPLINATION', with strike thru text to be deleted and underlined text to be added so as to
be in compliance with Eagle City Code.
MASTER SIGN PLAN FOR BUICH RETAIL BUILDING SIGNl.GE LETTER OF EXPLIN.^.TION
Each tenant shall be required to submit signage plans to the building's managing 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 Eagle City Code. In cases of
any conflict between Eagle City Code and the criteria specified herein, the more restrictive
requirements shall apply,
MONUMENT SIGN -
1. One monument sign will be provided for the use of the tenants within this multi-tenant retail
building. The monument sign shall have the name of the retail center as well as spaces for
each of the tenants to place signage on the face of the monument sign.
2. Each tenant is permitted to place their text. colors, and logo on the monument sign. All tenant
signs shall be placed on a cream colored background.
3. The monument sign shall be illuminated by one (l) ground mounted, 50-watt, high pressure
sodium light fixture, The light fixture shall be placed so as to not shine onto the roadway or
onto any nearby property.
The monl:lment sigH is 15' tall, the maximl:lm allowed for a shopping €Jeater, aBà has aa
overall sigH area of 50 sf. The mOal:lmeBt sigH will call Ol:lt the shoppiflg eeaters Bame afld will
ha','e room to show all (6) teflaats, aflY f{)ßt for the teflaats ',vill be allowed, size will be limited to
room available. There váll be a àesigaated area for the teaaBt's logo. .^.ay text colors or logo
colors are allowed. THe sigH will be I:IP lit from tHe grol:lad I:Isiag appropriate fixtl:lres.
BUILDING SIGN -
1. Each tenant is permitted to construct a 48-square foot sign. Building wall signs shall be
placed within the approved sign areas as designated on the building elevation plans (see
attached).
2. All building wall signs shall be constructed of a hi-density urethane material (or equivalent
material that would be durable and not be adversely affected by weather) Y2" thick (minimum).
3. Each tenant is permitted to place their text. colors, and logo directly on the face of the building
within the designated area.
4. No cabinet type signs are permitted.
S. Exterior illumination for the building wall signs shall be by goose-neck light fixtures and shall
be located so as to not shine onto the roadway or onto any nearby property.
The buildiflg sigHs ar-e 54 sf. Maximum. The Mea shows oa the ele'..atioas is tHe available
area and any portioH may be used for tHe actual sigH. .-\BY f{)flt f{)f the teaaBts will be allowed, size
will be limiteà to room available. The teHaBt's logo is allowed. .^.ay text colors er logo colors ar-e
allowed. The sigH will be àOWB lit from the bl:lildiBg face I:Isiag appropriate fixtl:lres.
FREEHANGING SIGNBOARDS SIDEW.^.LK SIGN -
1. Each tenant is permitted to place one (l), 8-square foot (maximum) freehanging signboard,
perpendicular to the building in front of their lease space as designated on the elevation plans
(see attached).
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2. A minimum distance of 7' 6" shall be required between a walkway and the bottom of a
freehanging signboard.
3. Freehanging signboards shall be constructed of a hi-density urethane material (or equivalent
material that would be durable and not be adversely affected by weather) 112" thick (minimum).
4. The background color of each freehanging signboard shall be a cream color and have a
polished aluminum frame.
5, Each tenant is permitted to place their text, colors, and logo directly on the face of the
freehanging signboard.
6. Exterior illumination for the freehanging signboards shall be by a wall mounted light fixture
attached to the wood beam and shall be located so as to not be visible by a person of average
height located on the property line of this development.
These sigHs will haag oyer each Ì0aaats eatraHces aNd ',vill be f)erpeadicular to the
sidev.'alk. The will be r 10Hg x 3' high this size shall be fixed. The teaant's logo is allmved.
.AiR)' text colors or logo colors are allmved. The sigH '",ill be dowa lit from the beam above usiag
appropriate fixtures. The sigH will have a polished aæmiaum frame aad appropriate backiag for
slgaage.
.
The elevation plans date stamped by the City on July 8, 2004, show the signage area for each of
the individual tenants to be fifty-four (54) square feet. Per Eagle City Code, the total area of any
wall sign attached parallel to the face of a building shall not exceed ten percent (10%) of the total
area of the building face to which it is attached. The face of a building excludes the "roof area"
which is defined as any portion of a building or structure which encloses space which is not a part
of the occupied area and is between the interior ceiling and the exterior roofline. The applicant
should be required to provide revised elevation plans showing the sign area for each tenant to not
exceed forty-eight (48) square feet. The revised elevation plans should be reviewed and approved
by staff prior to the City issuing a zoning certificate for this site.
The applicant indicates within the sign criteria that freehanging signboards will be permitted for
each tenant to be placed in front of their lease space. The elevation plans date stamped by the City
on July 8, 2004, do not indicate the specific location of where the freehanging signboards are to be
placed. The applicant should be required to provide revised elevation plans showing the specific
locations of all freehanging signboards to be placed on this building. A side view plan of the
freehanging signboards showing how the signs are to be attached to the wood beam should be
submitted. The revised elevation plans and the side view plan should be reviewed and approved
by staff and one member of the Design Review Board prior to the City issuing a zoning certificate
for this site.
.
.
The elevation plan date stamped by the City on July 8, 2004, shows the construction materials to
be used in the construction of the monument sign with the exception of the face of the monument
sign. The applicant should be required to provide a revised elevation plan showing the material to
be used for the face of the monument sign. The revised elevation plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the City issuing a zoning
certificate for this site.
The above mentioned elevation plan does not indicate the tenant spaces on the face of the
monument sign. The applicant indicates within the master sign plan criteria that the name of the
retail center will be placed on the face of this monument sign as well as each tenant's signage.
The applicant should be required to provide a revised elevation plan showing the name of the retail
center as well as six individual spaces to be utilized by the tenants of this center. The revised
elevation plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the City issuing a zoning certificate for this site.
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The applicant has shown that an analog clock will be placed within the gable area of the building
located over the two (2) middle tenant entries. The applicant should be required to provide
detailed cut sheets of the analog clock showing the style, materials, colors, illumination, etc. The
detailed cut sheets should be reviewed and approved by staff and one member of the Design
Review Board prior to the City issuing a zoning certificate 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 12, 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 4 to 0 (Bowen and Floegel absent) to approve DR-84-04 for a design review
application for a master sign plan for a multi-tenant retail building for Dave Buich and Greg Hall,
with the following staff recommended site specific conditions of approval and standard conditions
of approval with text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. All signs shall comply with the master sign plan criteria for the Buich Retail Building as modified
herein.
2. The following document titled "Master Sign Plan for Buich Retail Building", shall be the master sign
plan criteria for the Buich Retail Building.
MASTER SIGN PLAN FOR BUICH RETAIL BUILDING
Each tenant shall be required to submit signage plans to the building's managing 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 Eagle City Code. In cases of
any conflict between Eagle City Code and the criteria specified herein, the more restrictive
requirements shall apply.
MONUMENT SIGN -
1. One monument sign will be provided for the use of the tenants within this multi-tenant retail
building. The monument sign shall have the name of the retail center as well as spaces for
each of the tenants to place sign age on the face of the monument sign.
2. Each tenant is permitted to place their text, colors, and logo on the monument sign. All tenant
signs shall be placed on a cream colored background.
3. The monument sign shall be illuminated by one (1) ground mounted, 50-watt, high pressure
sodium light fixture. The light fixture shall be placed so as to not shine onto the roadway or
onto any nearby property.
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BUILDING SIGN -
I. Each tenant is permitted to construct a 48-square foot sign. Building wall signs shall be
placed within the approved sign areas as designated on the building elevation plans (see
attached).
2. All building wall signs shall be constructed of a hi-density urethane material (or equivalent
material that would be durable and not be adversely affected by weather) Y2" thick (minimum).
3. Each tenant is permitted to place their text, colors, and logo directly on the face of the building
within the designated area.
4. No cabinet type signs are permitted.
S. Exterior illumination for the building wall signs shall be by goose-neck light fixtures and shall
be located so as to not shine onto the roadway or onto any nearby property.
FREEHANGING SIGNBOARDS -
1. Each tenant is permitted to place one (1), 8-square foot (maximum) freehanging signboard,
perpendicular to the building in front of their lease space as designated on the elevation plans
(see attached).
2. A minimum distance of 7' 6" shall be required between a walkway and the bottom of a
freehanging signboard.
3, Freehanging signboards shall be constructed of a hi-density urethane material (or equivalent
material that would be durable and not be adversely affected by weather) Y2" thick (minimum).
4. The background color of each freehanging signboard shall be a cream color and have a
polished aluminum frame.
S. Each tenant is permitted to place their text, colors, and logo directly on the face of the
freehanging signboard.
6. Exterior illumination for the freehanging signboards shall be by a wall mounted light fixture
attached to the wood beam and shall be located so as to not be visible by a person of average
height located on the property line of this development.
3. Provide revised elevation plans showing the sign area for each tenant space to not exceed forty-eight
(48) square feet. The revised elevation plans shall be reviewed and approved by staff prior to the City
issuing a zoning certificate for this site.
4. Provide revised elevation plans showing the specific locations of all freehanging signboards to be
placed on this building. Submit a side view plan of the freehanging signboards showing how the signs
are to be attached to the wood beam and illuminated, The revised elevation plans and the side view
plan shall be reviewed and approved by staff and one member of the Design Review Board prior to the
City issuing a zoning certificate for this site.
S. Provide a revised elevation plan showing the material to be used for the face of the monument sign.
The revised elevation plan shall be reviewed and approved by staff and one member of the Design
Review Board prior to the City issuing a zoning certificate for this site.
6. Provide a revised elevation plan showing the name of the retail center as well as six individual spaces
to be utilized by the tenants of this center. The revised elevation plan shall be reviewed and approved
by staff and one member of the Design Review Board prior to the City issuing a zoning certificate for
this site.
7. Provide detailed cut sheets of the analog clock showing the style, materials, colors, illumination, etc.
The detailed cut sheets shall be reviewed and approved by staff and one member of the Design Review
Board prior to the City issuing a zoning certificate for this site.
8. The floodlights used to illuminate the monument sign shall be screened or located so they do not shine
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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.
9. Interior illumination is not permitted for monument signs.
10. A sign permit is required for all proposed signs within the Buich Retail Building prior to a sign being
constructed on this site.
II. Provide revised elevation plans removing Keyed Note 4 from the "Typical Side Elevation". The
revised elevation plans shall be reviewed and approved by staff prior to the City issuing a zoning
certificate for this site.
12. Provide a revised elevation plan showing the material to be used on the north side of the monument
sign. The reviewed elevation plan shall be reviewed and approved by staff prior to the City issuing a
zoning certificate for this site.
13. Provide a revised landscape plan showing plant material with greater height to the north, east, and west
sides of the monument sign. The revised plan shall show plant material around the ground mounted
light fixture that will provide a 12 month screen. The revised landscape plan shall be reviewed and
approved by staff and one member of the Design Review Board prior to the City issuing a zoning
certificate for this site.
STANDARD CONDITIONS OF APPROVAL:
1. A building permit/zoning permit shall be required prior to construction of any sign which is not
attached to a building with an active building permit.
2. Approval shall expire without notice to the applicant on the date of expiration of this Design Review,
as stipulated in Eagle City Code (one year from the Design Review Board approval date).
3. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the
Commission and/or Council.
4. New plans which incorporate any required changes shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for
review and approval.
S. 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.
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CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on July 8, 2004.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-84-04) 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.
DATED this 26th day of August 2004.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada C , Idaho
ATTEST:
Clerk
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