Findings - DR - 2007 - DR-31-07 - Master Sign Plan For 2 Multi-Tenant Retail/Restaurant/Office Buildings In Lonesome Do
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN )
PLAN FOR TWO MULTI-TENANT RETAIL! )
RESTAURANT/OFFICE BUILDINGS )
WITHIN LONESOME DOVE SUBDIVISION )
FOR LONESOME DOVE LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-31-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 14,2007. 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:
Lonesome Dove LLC, represented by Walter Lindgren with Johnson Architects, is requesting design
review approval of the master sign plan for the two multi-tenant retail/restaurant/office buildings
within Lonesome Dove Subdivision. The site is located on the southwest comer of East Riverside
Drive and Edgewood Lane at 1505 East Riverside Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 9, 2007.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 21, 2006, the Eagle City Council approved an annexation and rezone application
for this site (A-12-0S/RZ-19-0S).
On February 13,2007, the Eagle City Council approved the preliminary plat for Lonesome Dove
(PP-IS-06).
On March 27, 2007, the Eagle City Council approved the common area landscaping and
clubhouse within Lonesome Dove (DR-I-07).
D. COMPANION APPLICATIONS: DR-30-07 (design review application for the two buildings)
E. ZONING DESIGNATION: MU-DA (Mixed Use with development agreement)
F. SIGNAGE:
WaU Si n Dimensions
Area of Si na e
IDumination
2' hi h x 10' wide
s (Parallel to the buildin )
Re uired
2' hi h x 10' wide
S. n Data
20-s uare feet
Non-illuminated or halo illuminated
20-s uare feet
Interior-illumination rohibited
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Si n Data
endicular to the buildin )
Re uired
Wall Si n Dimensions
2' hi h x 10' wide
2' hi h x 10' wide
20-5 uare feet
AreaofS. na e
Illumination
20-s uare feet
Non-illuminated or halo illuminated
Interior-illumination rohibited
G. SIGN MATERIALS: Cast metal, fiberglass, plastic, acrylic (or similar).
H. AGENCY RESPONSES: None
1. 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(B)
WALL SIGN (PERPENDICULAR): A sign attached to or erected against the wall of a
building or structure with the face(s) of the sign perpendicular to the plane of said wall, and
not extending over thirty six inches (36") from the wall of the building or structure.
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. 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)(b)
Any business within a multitenant building that is located on a street comer or which fronts
two (2) streets shall be allowed two (2) wall signs. The sides of the building on which the
signs are to be placed shall be shown by the owner, but shall be as approved 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 (10%) of the total area of the building face to which it is attached or
painted.
. Eagle City Code Section 8-2A-8(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(D)
Special Signs: Special portable signs, which are not classified as portable temporary signs as
regulated within this title, which are used on an ongoing daily basis throughout the year may
be permitted by the city if the following criteria is complied with:
I. Special portable signs shall require a design review application and design review board
approval.
2. Special portable signs shall be unique in character with styles designed in accordance
with Eagle architecture. Materials shall be weatherproofed and shall be properly
maintained.
3. Illumination for special portable signs is prohibited.
4. No more than one special portable sign shall be permitted for any business.
5. Special portable signs shall be a maximum of sixteen (16) square feet along roadways
with three (3) or less travel lanes with a speed limit of twenty five miles per hour (25 mph)
or less and twenty five (25) square feet along roadways with more than three (3) travel
lanes or along roadways with a speed limit of over twenty five miles per hour (25 mph).
6. Special portable signs shall be a maximum of five feet (S') in height along roadways with
three (3) or less travel lanes with a speed limit of twenty five miles per hour (25 mph) or
less and seven feet (7') in height along roadways with more than three (3) travel lanes or
along roadways with a speed limit of over twenty five miles per hour (25 mph).
7. Special portable signs shall only be permitted on, or on the sidewalk adjacent to, the
parcel on which the business is located and shall not be permitted on any other parcel
except that any multitenant site shall have the sign on the site and not on any other site.
8. Special portable signs on a public sidewalk abutting the business's parcel may be
permitted if a minimum offive feet (S') of unobstructed walkway, or ADA required
minimum, remains for pedestrians.
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9. Any sign in a driveway or street sight vision triangle shall be a maximum of thirty two
inches (32") high measured from the driveway or street.
10. Special portable signs shall not be permitted to be on or within any berm or any portion
of a landscaped area.
II. Special portable signs shall be moved inside of the building at the end of each business
day.
. 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
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)(lS)
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.
. Eagle City Code Section 8-2A-8(M)(16)
Door signs identifYing the business and/or indicating business hours, emergency phone
numbers, etc., shall be permitted up to a maximum of two (2) square feet.
C. DISCUSSION:
. Staff recommends the following changes to the applicant's document titled "Master Sign Plan for
the Lonesome Dove Mixed Use Buildings", 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 the Lonesome Dove Mixed-Use Buildings
Lonesome Dove - Eagle, Idaho
~1ay 9, 200'!
TAe propesed LaResame Dave mixed IIse bllildiRgs (BlIildiRgs ':\' tArn 'D') shall eomprise
primarily af retail liIla restallrlillt IIses at tAe grOl:lRd levellilla affiee spaee at tAe seeaRd level. :\t
tAe time efthis applieatioR, RO bllildiRg teRliIlts Aave beeR ideRtified. BeelHlse it is IiIltieipated tAat
tAe teRliIlts el<peetea ta fill tAese bllilaiRgs will be qllite IIRiqlie liIla aiverse iR Ramre, 'Ne are
prapasiRg a SigH Master PlaR tAat will allow tAe flellibility ta eReolirage IiIld eelebrate this
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di'/ersity, 'Nhile providiRg the speeifie gHideliRes ItIld eeRtrels as will ae Reeessary. See atIaehed
BlIilEliRg E)evatieR sheets fer gFltflhie reflfeseRtatieR efpreflesed Master SigR PlaA.
General Notes (Typ.):
1. Each tenant shall be required to submit signage plans to the developer or developer's
management 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 the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
2. Wall Sigfl materials may eeRsist ef east metal, fiberglass, plastie, aerylie (or sim.) aAd shall ae
a miAimllm of \'2" aRd a mffidmllm ef 8" thiek. Wall SigRs may be sllrfllee mOllAted or ReId off
faee onmildiAg.
3. NeeR sigflage is Ret alleweEl.
4. Wall SigRs shall eeRsist of iRdiviElllalletters amliElr leges. FeRts (styles ItIld sizes) aAEI legos
shall ae as flreflElSeEl ay iRdividllal teAltIlt (typ.).
5. 'Vall Sigfl size ItIlEl leeatioRs: Proposed '-Vall Sigfl leeatioRs are as illllstrateEl eA bllilEliAg
e)e"atieR SHeets. Wall SigRs shall Aot exeeeEl Hl' g" iR lemgth ItIld shall Ret e)(eeed 20 s.f.
~
Building Address Number (Typ. of 4):
I. Cast metal building address numbers shall be located on top of canopy or where canopy
does not occur on the face of building as illustrated on the attached building elevation sheets.
See Building Elevation sheets and cut sheets.
Ground Floor Tenants (Typ.):
I. Any business that is located on a street corner (er at the llllildiRg eElmer ef a fllaza or
fleElestriltll way) or which fronts two (2) streets shall be allowed wall signs (the sides of the
building on which the signs are to be olaced shall be shown by the owner). This includes the
angled corner of the building if the tenant entrance is at the corner of the building and faces a
olaza or oedestrian way. at eaeh faee ElfallilEliRg (eRe efthe Wall Sigfls may ae at the eemer
plaAe ofbllildiRg).
2. The aoolicant may install a wall sign oarallel or perpendicular to the face of the building. The
following criteria shall aooly for each tyoe of sign:
a. Parallel building wall signs and/or awning signs:
I) The total area of any wall sign attached oarallel to the building shall not exceed
20-sQuare feet (10' wide by 2' tall). Wall SigRs ma)' be parallel or
flef"j3eRaielllar te the faee ef tile allilEliRg. If aRY slleh sigA everhaAgs the
siaewalk, a miRimllm vertieal eleafltllee ef 7 feet /I iRehes shall be maiAtaiAeEl
eetweeR the aettem ef the sigR aREI the sidewalk.
2) If signage is desired to be used on any existing awnings. the total square footage
of any building wall sign attached oarallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words. ohrases. and logos are oermitted for each
individual tenant
4) Permitted materials consist of cast metal. fiberglass. olastic. acrvlic or similar.
5) Non illuminated or halo illuminated signage is oermitted. Neon signage is not
oermitted.
6) Wall signs shall be a minimum of '12" thick and a maximum of 8" thick.
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7) No raceways are permitted.
8) Gooseneck lighting is permitted to illuminated non illuminated building wall
~
b. Perpendicular building wall signs andlor awnings signs:
I) The total area of any perpendicular building wall sign shall not exceed 10% of
the total area of the building face to which it is attached and shall not extend
over 36" from the wall of the building or structure.
2) If signage is desired to be used on any existing awnings, the total square footage
of any building wall sign attached parallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words. phrases. and logos are permitted for each
individual tenant
4) Permitted materials consist of cast metal. fiberglass. plastic. acrvlic or similar.
5) A minimum distance of 7' 6" shall be maintained between the bottom of the
sign and the sidewalk.
c. Miscellaneous:
I) All window and door signage shall comply with Eagle City Code.
2) Any other signage such as temporarv. grand opening. etc. shall comply with
Eagle City Code.
3) Upon termination of their lease. the tenant or managing entity shall neatly seal
all penetrations of the building structure in a watertight condition that matches
the texture. color. and material used in the construction of the building.
3. Wall Sign IlllimiRatisR:
a. ElleR 11lIildiRg f~a6e sll.all Be flfs'Iided \Vita eleetrieal flower fer gssseReek ligll.tiRg (@
4'../ s.e.). There are 1\...0 (2) flrsfleseEi wall mOliRtea gssseReek ligHt fi)(tures (L T IliAd
L T 2) tHat sRall Be milled tflrsligll.sHt tll.e variolis BHildiRg flleaEies.
e. Wall SigAS may Be "Ralo" iIIlimiRateEi, Il5 aefiRea iR City srEiiRaRee. IR eases wll.ere wall
sign is ts Be lI.ale ilIlimiRated, gooseReek fixwres sRall Rot Be iRstallea.
1. /\ BlisiRess tHat HIl5 a stmefroRt tHat is eEjliiflflea '.'litH aR aWRiRg Il5semely mliY lI.a';e ORe
FreeHaRgiRg SignBsara sr tHeir BlisiRess Rame priRtea SR sRe ehRe aWRiRgs iR additisR ts tll.e
Wall SigR.
5. Any other signage on doors or windows shall comply with Eagle City Code.
6. One special portable sign per business shall be permitted. Said sign shall be a maximum of 16
square feet and 4 feet high.
Second Floor Tenants (Typ.):
1. For each of the four (4) office buildings, a primary office tenant shall have one Wall Sign
at a location as illustrated on the attached building elevation sheets.
2. Wall Signs shall be parallel to the face of the building.
3. Wall Sign Illumination:
a. Wall signs shall be "halo" illuminated, as defined in City ordinance. In cases where wall
sign is to be "halo" illuminated, gooseneck fixtures shall not be installed.
b. No raceways are permitted.
4. Wall signs shall be a minimum of \12" thick and a maximum of 8" thick.
DiFeetioBal SigB5 (Typ.)1
I. See PlaRS aRd ElevatioRs for loeatisRs.
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Monument Signs (Typ.):
I. None are proposed and none are approved.
. 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 14, 2007, 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 7 to 0 to approve DR-31-07 for a design review application for a master sign plan
for two multi-tenant retail/restaurant/office buildings for Lonesome Dove LLC, with the following
staff recommended site specific conditions of approval and standard conditions of approval 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:
I. All signs shall comply with the master sign plan criteria for the Master Sign Plan for the Lonesome
Dove Mixed Use Buildings as modified herein.
2. The following document titled "Master Sign Plan for the Lonesome Dove Mixed Use Buildings", shall
be the master sign plan criteria for the two retail/restaurant/office buildings located within Lonesome
Dove.
Master Sign Plan for the Lonesome Dove Mixed-Use Buildings
Lonesome Dove - Eagle, Idaho
General Notes (Typ.):
I. Each tenant shall be required to submit signage plans to the developer or developer's
management 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 the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
2. The sign locations indicated on the building elevation plans date stamped by the City on Mav
9. 2007, represent general locations. Some store fronts may become smaller requiring the
additional signage not represented on these elevations. Additional signage may be required
but shall comply with the conditions noted herein.
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Building Address Number (Typ. of 4):
I. Cast metal building address numbers shall be located on top of canopy or where canopy does
not occur on the face of building as illustrated on the attached building elevation sheets. See
Building Elevation sheets and cut sheets.
Ground Floor Tenants (Typ.):
I. Any business that is located on a street comer or which fronts two (2) streets shall be allowed
wall signs (the sides of the building on which the signs are to be placed shall be shown by the
owner). This includes the angled comer of the building if the tenant entrance is at the comer
of the building and faces a plaza or pedestrian way.
2. The applicant may install a wall sign parallel or perpendicular to the face of the building. The
following criteria shall apply for each type of sign:
a. Parallel building wall signs and/or awning signs:
I) The total area of any wall sign attached parallel to the building shall not exceed
20-square feet (10' wide by 2' tall).
2) If signage is desired to be used on any existing awnings, the total square footage
of any building wall sign attached parallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words, phrases, and logos are permitted for each
individual tenant. All signage colors shall complement the colors of the
building to which it is being attached to.
4) Permitted materials consist of cast metal, fiberglass, plastic, acrylic or similar.
5) Non illuminated or halo illuminated signage is permitted. Neon signage is not
permitted.
6) Wall signs shall be a minimum of 1;2" thick for non-illuminated signage and a
maximum of 4" thick for halo illuminated signage 8" tlliek.
7) No raceways are permitted.
8) Gooseneck lighting is permitted to illuminated non illuminated building wall
SignS.
9) Any signs on the fabric awnings shall be screen printed on the vertical
elevations only.
10) All building signage located parallel to the face of the building shall be finished
in a matte. flat, or satin finish. No high gloss finishes are permitted.
b. Perpendicular building wall signs and/or awnings signs:
I) The total area of any perpendicular building wall sign shall not exceed 10% of
the total area of the building face to which it is attached and shall not extend
over 36" from the wall of the building or structure.
2) If signage is desired to be used on any existing awnings, the total square footage
of any building wall sign attached parallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words, phrases, and logos are permitted for each
individual tenant. All signage colors shall complement the colors of the building
to which it is being attached to.
4) Permitted materials consist of cast metal, fiberglass, plastic, acrylic or similar.
5) A minimum distance of 7' 6" shall be maintained between the bottom of the
sign and the sidewalk.
6) Any signs on the fabric awnmgs shall be screen printed on the vertical
elevations only.
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7) All building signage located perpendicular to the face of the building shall be
finished in a matte. flat. or satin finish. No high gloss finishes are permitted.
c. Miscellaneous:
I) All window and door signage shall comply with Eagle City Code and shall be
reflective of the time period that the buildings are design. Window and door
signage shall be submitted with any building wall signage and shall be approved
on a case by case basis and reviewed by staff and one member of the Design
Review Board.
2) Any other signage such as temporary, grand opening, etc. shall comply with
Eagle City Code.
3) Upon termination of their lease, the tenant or managing entity shall neatly seal
all penetrations of the building structure in a watertight condition that matches
the texture, color, and material used in the construction of the building.
3. Any other signage on doors or windows shall comply with Eagle City Code.
4. OHe speeial portable sigH per bllsiHess sRall be peflflitted. Said sigH sRall be a maximllfll Elf I tj
sqllare feet aHd 1 feet RigR.
Second Floor Tenants (Typ.):
1. For each of the four (4) office buildings, a primary office tenant shall have one Wall Sign at a
location as illustrated on the attached building elevation sheets.
2. Wall Signs shall be parallel to the face ofthe building.
3. Wall Sign Illumination:
a. Wall signs shall be "halo" illuminated, as defined in City ordinance. In cases where wall
sign is to be "halo" illuminated, gooseneck fixtures shall not be installed.
b. No raceways are permitted.
4. Wall signs shall be a minimum of Yz" thick and a maximum of 8" thick.
Monument Signs (Typ.):
I. None are proposed and none are approved.
3. A sign permit is required prior to the installation of any signs on this site.
4. Any directional or directory signage shall be submitted to the City. Detailed elevations plans showing
location, materials, colors, etc. shall be reviewed and approved by staff and one member of the Design
Review Board prior to the such signage being constructed. installed. and the City issuing a sign permit.
5. The combination of halo illuminated and non illuminated building wall signage is approved.
STANDARD CONDITIONS OF APPROVAL:
I. A buDding permit/zoning permit shaU be required prior to construction of any sign which is not
attached to a buDding with an active buDding 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 City Council 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.
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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 ofthe 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 waiverlvariance 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 May 9,2007.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-3 I -07) 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.
DA TED this 28th day of June 2007.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
:l/J~
iric R. McCullough, Chairman
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