Findings - DR - 2006 - DR-41-04 MOD - Master Sign Plan For Multi-Tenant Commercial Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN FOR )
A MULTI-TENANT COMMERCIAL BUILDING )
FOR YESTERDAY PROPERTIES, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-41-04 MOD
The above-entitled design review application came before the Eagle Design Review Board for their action
on November 9, 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:
Yesterday Properties, LLC, represented by Shawn Nickel with SLN Planning, Inc.. is requesting
design review approval of a master sign plan for a multi-tenant commercial building. The
application includes the approval of a building wall sign for Briano's Home Decor and Eagle
Babies Childcare. The site is located on the west side of North Eagle Road approximately 600-feet
north of State Street at 223 North Eagle Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 5, 2006.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
On January 11,2005, the Eagle City Council approved a design review application (DR-41-04) for
a master sign plan for a multi-tenant office building.
D. COMPANION APPLICATIONS: DR-40-04 MOD (staff level design review application to convert a
multi-tenant office building into a multi-tenant building).
E. ZONING DESIGNATION: CBD-DA (central business district with development agreement)
F. SIGNAGE:
Monument Si n
Si n Data
Pro osed
Re uired
Si n Dimensions
5'4"hi hx3'II"wide
6' hi h (maximum)
Area of Si na e
Illumination
30-s uare feet (maximum)
One (I) seventy five (75) watt high pressure Interior-illumination prohibited
sodium round mounted Ii ht fixture
70-square feet (a roximately)
31-s uare feet (minimum)
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Si n Data
n for B riano' s (East Elevation)
Re uired
Wall Sign
Dimensions
Perpendicular Oval 49.09" wide x 58.48"
len th
17 - s
36" length (maximum) as measured
from the face of the building.
97 - s uare feet (I O'Yr) maximum)
Interior-illumination rohibited
Area of Si na e
Illumination
None
Si n Data
Ie Babies (South Elevation)
Re uired
Wall Sign
Dimensions
Perpendicular Oval 20" wide x 40" length
36" length (maximum) as measured
from face of bui/din
Area of Si na e
Illumination
None
133 - s uare feet (10% maximum)
Interior-illumination rohibited
G. SIGN MATERIALS:
The applicant has not indicated the materials for the monument sign other than the supports and
the sign area which will be coated aluminum. The wall signs will be constructed of coated
aluminum and Diabond (metal, plastic. vinyl coating.)
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 mll1lmlZe 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.
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. 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(B)
As sign attached to or erected against the wall of a building or structure with the facets) of the
sign perpendicular to the plane of said wall, and not extending over thirty six inches (36")
from the face of the building or structure.
. Eagle City Code Section 8-2A-8(C)( I)
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-(C)(4)(d)
The total area of each side of any wall sign attached perpendicular 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.
· 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.
· Eagle City Code Section 8-2A-8(M)(l5)
Exemptions From Provisions: The provisions and regulations of this article shall not apply to
the following signs, nor shall the area of such signs be included in the area of signs permitted
for any lot or use:
15. One neon window sign no larger than four (4) square feet or ten percent (10%) of the
window where it is placed, whichever is larger, shall be permitted per business. Neon
window signs shall be reviewed and approved by the zoning administrator. or staff
member designated by the zoning administrator, and one design review board
member.
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C. DISCUSSION:
· The applicant is proposing to construct a five foot four inch (5'4") high monument sign as shown
on the elevations date stamped by the City on October 5,2006, with a decorative rock support base
for each of the two coated aluminum supports which the sign area is attached to. The applicant has
not indicated the materials to be used for the face of the sign. the tenant panels, or the monument
sign. The applicant should provide a description and material samples to be used in the
construction of the monument sign. The description and materials should be reviewed and
approved by staff and two members of the Design Review Board prior to the City issuing a sign
permit.
· The applicant has shown on the elevation plan date stamped by the City on Octobcr 5. 2006. thc
specific areas for tenant sign age to be located upon the monument sign. Although the elevation
shows two different colors of sign background and letters the master sign plan criteria will limit
the background color and lettering within the sign to one specific color. Each individual tenant is
required to place the business identification words or phrases within the approved sign area as
permitted within the Master Sign Plan for Yesterday Properties Building for 223 North Eagle
Road.
· As shown on the elevations date stamped by the City on October 5, 2006. the applicant is
proposing two perpendicular signs to be located on the east and south building elevations. The
"Briano' Home Decor" perpendicular sign proposed on the east building elevation is shown to
extend approximately fifty-nine inches (59") from the face of the building. Thc "Eagle Babies"
perpendicular sign proposed on the south building elevation is shown to extend approximately
forty inches (40") from the face of the building. Per Eagle City Code perpendicular signs are not to
extend more than thiIty-six inches (36") from the face of the building. The applicant should
provide revised elevations showing the two perpendicular signs do not extend more than thirty-six
inches (36") from the face of the building. The revised elevations should be reviewed and
approved by staff and one member of the Design Review Board prior to issuing a sign permit.
· Eagle City Code requires sign materials and overall appearance of signs shall compliment the
building architecture and colors. There is no relief or dimension in the proposed wall signage and
the proposed colors of the Eagle Babies sign do not compliment the colors of the building. Also
the sign SUppOIts are not matching. The applicant should provide revised wall sign elevations
showing matching backgrounds and lettering colors, dimension and relief within the sign area and
matching supports to be reviewed and approved by staff and one member of the Design Review
Board prior to issuing a sign permit.
· Staff recommends the following changes to the applicant's document titled "Master Sign Plan
Criteria for Yesterday Properties Building 223 N. Eagle Road, Eagle, Idaho 83616" Criteria with
strike thru text to be deleted and underlined text to be added so as to be in compliance with the
City of Eagle Code.
Master Sign Plan Criteria for Yesterday PropeIties Building
223 N. Eagle Road, Eagle. Idaho 83616
I. 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.
2. Any signage on doors or windows shall comply with Eagle City Code.
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3. One 1 sEjuare foot Ala)(iIfIllAl neon sign fler business sHall be flermitted. One neon window
sign no larger than four (4) square feet or ten percent ( 10%) of the window where it is
placed. whichever is larger, shall be permitted per business. Neon window signs shall be
reyiewed and approved by the zoning administrator, or staff member designated bv the
zoning administrator. and one design review board member.
4. Each building tenant will be responsible for pavment. installation. and maintenance of their
own individual signs, logos. and lettering.
5. The tenant shall obtain all necessarv citv permits prior to installation. All signs and their
installation must complv with local codes as well as this Master Sign Plan.
6. Additional signs are subiect to approval bv the Citv of Eagle.
7. Anv other signage such as temporarv grand opening, etc. shall complv with Eagle City
Code.
Monument Sign
I. A monument sign will be provided with a space for each tenant to display the name of their
business. Logos will not be permitted on the monument sign. The background on the
monument sign will be flat or matte black in color. Letters may be cast metal and will be a
maximum thickness of II. inch and will be white. If it is tHe opinion of staff flroposed eolor
varies significantly from tHe colors sepictes on tHe colores rendering submitted to the City
for tile mOllllment or Building sign, staff may cHoose to have the Design Re\ iew Board
and/or the City Couneil review tHe color f-or approflriateness.
2. Exterior illumination for the monument sign will be provided and will be shielded by
landscape materials so as not to shine onto the roadwavs or onto any nearby properties.
3. No vinvl lettering shall be allowed within the monument sign.
4. There shall be no companv logos located on the monument sign.
Wall Signs
I. All building wall signs shall meet Eagle City Code and will be permitted to display the name
of their businesses and their logo graphic on their sign. Constructed material of building wall
signs may include coated aluminum and Diabond (metal, plastic, vinyl coating.) If any such
sign overhangs a walkway, a minimum of 7-feet 6-inches shall be maintained between the
bottom of the sign and the walkway.
3. Perpendicular wall signs shall not extend more than thirtv six inches (36") from the face of
the building or structure.
3. No exterior illumination is approved to illuminate the building wall signs. If exterior
illumination is propose" for Builsing wall signs, ligllt fi)(tures sllall Be locates so as not to
slline onto tile roa"wa) or onto any nearby proflerties.
4. The background color and letters of wall signage shall be earth tones and shall compliment
the color of the building.
5. Upon termination of their lease. the tenant or managing entitv shall neatlv 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.
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· 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 November 9. 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 5 to 0 (Grubb absent) to approve DR-41-04 MOD for a design review application
for a master sign plan for a multi-tenant commercial building for Yesterday Properties. LLC, with
the following staff recommended site specific conditions of approval and standard conditions of
approval with text shown with text shown with strike thru to be deleted by the Board and text
shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a description and samples of the proposed sign construction materials for the monument sign
for review and approval by staff and two members of the Design Review Board prior to the City
issuing a sign permit.
2. Provide revised elevations showing the two perpendicular signs not to extend more than thirty-six
inches (36") from the face of the building. The revised elevations shall be reviewed and approved by
staff and two members of the Design Review Board prior to the City issuing a sign permit.
3. All signs shall comply with the master sign plan criteria for the Yesterday Properties Building 123
North Eagle Road.
4. Provide revised wall sign elevations showing matching background and lettering colors. dimension and
relief within the sign area and matching supports to be reviewed and approved by staff and one
member of the Design Review Board prior to issuing a sign permit.
5. The following document titled "Master Sign Plan Criteria for Yesterday Properties Building 223 N.
Eagle Road, Eagle, Idaho 83616" shall be the master sign plan criteria for the Multi-tenant Building.
Master Sign Plan Criteria for Yesterday PropeIties Building
223 N. Eagle Road, Eagle, Idaho 83616
I. 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.
2. Any signage on doors or windows shall comply with Eagle City Code.
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3. One neon window sign no larger than four (4) square feet or ten percent (10%) of the
window where it is placed, whichever is larger, shall be permitted per business. Neon
window signs shall be reviewed and approved by the zoning administrator, or staff member
designated by the zoning administrator. and one design review board member.
4. Each building tenant will be responsible for payment, installation. and maintenance of their
own individual signs. logos. and lettering.
5. The tenant shall obtain all necessary city permits prior to installation. All signs and thcir
installation must comply with local codes as well as this Master Sign Plan.
6. Additional signs are subject to approval by the City of Eagle.
7. Any other signage such as temporary grand opening, etc. shall comply with Eagle City
Code.
8. No phone numbers are permitted on the monument signs or perpcndicular building wall
SIgns.
Monument Sign
I. A monument sign will be provided with a space for each tenant to display the name of their
business. Logos will not be permitted on the monument sign. The background on the
monument sign will be flat or matte black in color. Letters may be cast metal and will be a
maximum thickness of II. inch and will be white.
') Exterior illumination for the monument sign will be provided and will be shielded by
landscape materials so as not to shine onto the roadways or onto any nearby properties.
3. No vinyl lettering shall be allowed within the monument sign.
4. There shall be no company logos located on the monument sign.
Wall Signs
I. All building wall signs shall meet Eagle City Code and will be permitted to display the name
of their businesses and their logo graphic on their sign. Constructed material of building wall
signs may include coated aluminum and Diabond (metal, plastic, vinyl coating.) If any such
sign overhangs a walkway, a minimum of 7-feet 6-inches shall be maintained between the
bottom of the sign and the walkway.
Perpendicular wall signs shall not extend more than thirty six inches (36") from the facc of
the building or structure.
')
3. No exterior illumination is approved to illuminate the building wall signs.
4. The background color shall be flat or matte black and letters of wall signage are permitted to
be to have tenant colors shall be eaIth taAes aAd sllall cOffi['llimeAt tile color ef the BuildiAg.
5. 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.
6. The perpendicular wall signs shall match the design and construction of the Briana' s Home
Decor sign date stamped bv the Citv on October 5.2006 (attached to the staff report and
incorporated herein bv reference).
7. A sign permit is required prior to any signs being constructed on the site.
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8. Provide a revised elevation plan of the monument sign showing the size of the post to be larger (i.e.: 6"
x 6" minimum) so as to be in scale with the existing bases. The revised elevation plan shall be
reviewed and approved by staff and two members of the Design Review Board prior to the City issuing
a sign permit for this site.
9. Provide a revised elevation plan of the "Eagle Babies Childcare and Preschool" perpendicular building
wall sign showing it complies with the requirements within the master sign plan for this building. The
revised elevation plan shall be reviewed and approved by staff and two members of the Design Review
Board prior to the City issuing a sign permit for this site.
STANDARD CONDITIONS OF APPROVAL:
I. 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 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:
I. The application for this item was received by the City of Eagle on October 5.2006.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-41-04 MOD) 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.
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DA TED this 14th day of December 2006.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Ida 0
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ATTEST:
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