Findings - DR - 2006 - DR-62-06 - Master Sign Plan For A Multi-Tenant Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN )
PLAN FOR A MULTI-TENANT OFFICE )
BUILDING FOR KITTYHA WK INVESTMENTS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-62-06
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 22, 2006. 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:
Kittyhawk Investments, represented by Joe Rausch, is requesting design review approval of a
master sign plan for a multi-tenant office building. The site is located south of East State Street
approximately ISO-feet east of Palmetto A venue 827 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 7, 2006.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 11,2003, the Eagle City Council approved a design review application for a master sign
plan for Kittyhawk Plaza (DR-OI-03).
D. COMPANION APPLICATIONS: DR-61-06 (design review application for the building)
E. ZONING DESIGNATION: MU (Mixed Use)
F. SIGN AGE:
Building Wall Sil!n
Si2;n Data Proposed ReQuired
Wall Sign Dimensions Varies depending on tenant name and As limited within the master sIgn
logo plan criteria (see attached)
Area of Signage Varies depending on tenant name and As limited within the master sign
logo plan criteria (see attached)
Illumination Individual halo illuminated letters or Interior-illumination prohibited
wall mounted light fixtures for non
illuminated wall signs
G. SIGN MATERIALS:
Building Wall Signs = Reverse pan channel letters with halo illumination or non illuminated
dimensional letters.
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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
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)(l)
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)(l)
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
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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:
. On March 11, 2003, the Eagle City Council approved a design review application for the master
sign plan for Kittyhawk Plaza. Kittyhawk Plaza is a three (3) phased project of which phase one
has been completed (Wright Brothers the Building Company office building) and phase two a
multi-tenant office building (DR-85-04) located at 825 East State Street. The approval of the
master sign plan for Kittyhawk Plaza included the building wall signs for the Wright Brothers the
Building Company office building and the three monument signs of which one sign would be
constructed in front of each property (779, 825, and 827 East State Street).
. Staff recommends the following changes to the applicant's document titled "Kittyhawk Plaza
Master Sign Plan, Eagle, Idaho", with strike thru text to be deleted and underlined text to be added
so as to be in compliance with Eagle City Code.
Kittyhawk Plaza is a multi-tenant professional development located at 779, 825, and 827 East
State Street in Eagle, Idaho.
The intent of this Master Sign Criteria is to provide adequate identification for the Kittyhawk
Plaza and the tenants. The design and use of quality materials was well thought out to create a
visually pleasing, coordinated and effective sign package.
Each tenant shall be required to submit signal!e plans to the buildinl!'s managing entitv for
written approval. A desil!ll review sil!n application. accompanied by the written approval of
the managinl! entity, shall be submitted to the Citv for any proposed tenant signs for City staff
review and approval. All sil!ns shall be in compliance with the criteria stated herein as well as
Eal!le City Code. In cases of any conflict between Eagle Citv Code and the criteria specified
herein, the more restrictive shall apply.
Sign Criteria contents and rules:
1.) The User shall obtain all necessary City and local permits prior to installation.
2.) The sign area of any building wall sign shall be limited to 10% ~ of the tenant space for
the halo-illuminated signage and 10% for the non-illuminated dimensional signage
(ceiling height figured at 12'). Illumination shall be limited to halo or lighting located on
the building. The wall sign shall be located on the building fascia. The halo-illuminated
building signage is to include Ldimensional letters and graphics. Non-illuminated
buildinl! sil!nage is to be a minimum of W' dimensional letters and graphics. +fie
gr8flhiellsge sRall Be mOl1ntea 10 the bl1ilaing wall at apflrellimate winasw height. Aflj'
esrner bHsiness within a ml1lti tenant bl1ilaing is allowea tws wall SigHS. The owner shall
show the sides of the building on which the signs are to be placed.
3.) A total of three monument signs for tenant identification will be allowed at the locations
noted. The main ill sign will be restricted to an overall height of 12' and the two smaller
monument signs to 7' in overall height (as originally approved in DR-DI-03).
4.) Additional signs and designs are subject to City approval. Modifications if required may
be submitted on a standard sign application.
5.) No electrical conduits or raceways are permitted.
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6.) Upon termination of their lease. the tenant or manal!ing entitv shall neatlv seal all
penetrations of the buildinl! wall mounted structure in a watertight condition that matches
the texture. color. and material used in the construction of the building and refinished to
match the pre-existing condition of the buildinl! surface.
7.) Anv other signal!e such as temporary grand opening, etc. shall complv with Eal!le Citv
Code.
. 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 22, 2006, 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 3 to 0 (Grubb abstained, MacDonald and McCullough absent) to approve DR-
62-06 for a design review application for a master sign plan for a multi-tenant office building for
Kittyhawk Investments, with the following staff recommended site specific conditions of approval
and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. The following document titled "Kittyhawk Plaza Master Sign Criteria" shall be the master sign plan
criteria for the building located at 827 East State Street:
Kittyhawk Plaza is a multi-tenant professional development located at 779, 825, and 827 East
State Street in Eagle, Idaho.
The intent of this Master Sign Criteria is to provide adequate identification for the Kittyhawk
Plaza and the tenants. The design and use of quality materials was well thought out to create a
visually pleasing, coordinated and effective sign package.
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 tenant 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 shall apply.
Sign Criteria contents and rules:
1.) The User shall obtain all necessary City and local permits prior to installation.
2.) The sign area of any building wall sign shall be limited to 10% of the tenant space for the
halo-illuminated signage and non-illuminated dimensional signage (ceiling height figured
at 12'). Illumination shall be limited to halo or lighting located on the building. The wall
sign shall be located on the building fascia. The halo-illuminated building signage is to
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include 3" dimensional letters and graphics. Non-illuminated building signage is to be a
minimum of Vi' dimensional letters and graphics. The owner shall show the sides of the
building on which the signs are to be placed.
3.) A total of three monument signs for tenant identification will be allowed at the locations
noted. The main ill sign will be restricted to an overall height of 12' and the two smaller
monument signs to 7' in overall height (as originally approved in DR-01-03).
4.) Additional signs and designs are subject to City approval. Modifications if required may
be submitted on a standard sign application.
5.) No electrical conduits or raceways are permitted.
6.) Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building wall mounted structure in a watertight condition that matches
the texture, color, and material used in the construction of the building and refinished to
match the pre-existing condition of the building surface.
7.) Any other signage such as temporary grand opening, etc. shall comply with Eagle City
Code.
2. All building wall signs shall comply with the requirements within the "Kittyhawk Plaza Master Sign
Criteria" and shall be located as shown on the elevation plans date stamped by the City on June 7,
2006 (see attached).
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. Interior illumination is not permitted for monument signs.
5. A sign permit is required for all proposed signs within the 827 East State Street building prior to a sign
being constructed on 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.
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
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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 pnor 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:
I. The application for this item was received by the City of Eagle on June 7, 2006.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-62-06) 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 13th day of July 2006.
DESIGN REVIEW BOARD
OFTHE OF EAGLE
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