Findings - DR - 2007 - DR-48-07 - Master Sign Plan For Multi-Tenant Retail/Restaurant 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 RETAIU )
RESTAURANT BUILDING FOR MC MC, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-48-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 9, 2007. The Board continued the item to August 23,2007. 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:
Mc Me, LLC, represented by John Morton with Golden West Advertising, is requesting design review
approval of the master sign plan for a multi-tenant retail/restaurant/office building within Winding
Creek East Subdivision. The site is located on the north side of East State Street approximately 350-
feet east of Hill Road (Lot 5, Block 1, Winding Creek East Subdivision) at 1193 East Winding Creek
Drive.
B. APPLICA nON SUBMITTAL:
The City of Eagle received the application for this item on July 3, 2007.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 9, 2007, the Eagle City Council approved a design review application for two multi-
tenant retail/restaurant/office buildings (DR-I 07 -06).
On January 9, 2007, the Eagle City Council approved a design review sign application for the
master sign plan for two multi-tenant retail/restaurant/office buildings (DR-I 08-06).
D. COMPANION APPLICA nONS: None
E. ZONING DESIGNA nON: C-2 (General Business District)
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F. SIGNAGE:
S' n Data
Ahi Sushi Bar Buildin
Pro osed
I' -9" hi h x 11'-6" wide (maximum)
20.5-square feet (approximately)
Wall Si n Dimensions
Area of Signage
Illumination
Reverse pan channel letters illuminated
by neon or LED's (maximum 430
milliam s)
Si n Data
Wall S' n Dimensions
Area of Signage
Future Tenant Buildin
Pro osed
As limited within this a lication
93-square feet (maximum on the
north elevation - to be divided
between all tenants)
93-square feet (maximum on the
south elevation- to be divided
between all tenants
Reverse pan channel letters illuminated Interior-illumination prohibited
by white neon (maximum 430 milliam s)
1 ' -6" hi h x 11 ' -0" wide maximum)
16.5-square feet (approximately per
sign)
Illumination
G. SIGN MATERIALS: Cast metal, fiberglass, plastic, acrylic (or similar).
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
I' -9" hi h x 11'-6" wide maximum)
93-square feet (maximum on the
north elevation - to be divided
between all tenants)
93-square feet (maximum on the
south elevation- to be divided
between all tenants
Interior-illumination prohibited
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
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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)(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 (10%) of the total area of the building face to which it is attached or
painted.
· 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.
· Eagle City Code Section 8-2A-8(M)(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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· 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 criteria for the "Master Sign Plan for 1193 East Winding Creek
Drive".
Master Sign Plan Criteria
1193 East Winding Creek Drive, Eagle, ID
1. 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 wall 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. A total of two building wall signs are permitted for each tenant. Each tenant is permitted
to place their business identification words, phrases, and logo within the approved signage
locations (See Exhibit A) abutting their lease space on different elevations.
3. Individual tenant signs shall be halo illuminated with neon or LED color to be amber LED
lighting. The reverse pan channel letters shall be constructed of metal with 3" returns. All
letters and logos will be one color in a matte or flat finish. No glossy paints or plexi-glass
is permitted.
4. Each tenant sign shall be mounted on aI' 9" by 11' 6" sand textured aluminum
background plate (finished Benjamin Moore HC-I 08 "Sandy Hook Grey"). The
background plate will be 1 Y:z" thick and will be attached to the building wall with
decorative acorn head fasteners.
5. No electrical conduits or raceways are permitted.
6. One 4 square foot maximum neon sign per business shall be permitted.
7. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City
Code.
8. Any signage on doors or windows shall comply with Eagle City Code.
9. 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.
· 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.
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PUBLIC MEETING OF THE BOARD:
A. A meeting was held on the application before the Design Review Board on August 9, 2007. The
application was continued to August 23,2007, 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 3 to 0 (Grubb, Weber and Whittaker absent) to approve DR-48-07 for a design
review application for a master sign plan for a multi-tenant retail/restaurant building for Mc Me,
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:
1. The following document titled "Master Sign Plan for 1193 East Winding Creek Drive", shall be the
master sign plan criteria for the multi tenant retail/restaurant building.
Master Sign Plan Criteria
1193 East Winding Creek Drive, Eagle, ID
1. 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 wall 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. A total of two building wall signs are permitted for each tenant. Each tenant is permitted
to place their business identification words, phrases, and logo within the approved signage
locations (See Exhibit A) abutting their lease space on different elevations.
3. Individual tenant signs shall be halo illuminated with neon or LED color to be amber LED
lighting. The reverse pan channel letters shall be constructed of metal with 3" returns. All
letters and logos will be one color in a matte or flat finish. No glossy paints or plexi-glass
is permitted.
4. Each tenant sign shall be mounted on ai' 9" by 11' 6" sand textured aluminum
background plate (finished Benjamin Moore HC-I08 "Sandy Hook Grey"). The
background plate will be 1 Y:z" thick and will be attached to the building wall with
deeoratiye a6ElTR head fasteners a frame to match the color of the font and logo used for
each individual tenant sign.
5. No electrical conduits or raceways are permitted.
6. One 4 square foot maximum neon sign per business shall be permitted.
7. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City
Code.
8. Any signage on doors or windows shall comply with Eagle City Code.
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9. 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.
10. Font should reflect color and style offont as originally approved and described in DR-
108-06.
11. Individual tenant signs that do not comply with color and style of font as described in DR-
108-06 shall be reviewed and approved by the Design Review Board.
2. A sign permit is required prior to the installation of any signs 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 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.
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 July 3, 2007.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-48-07) 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.
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DATED this 13th day of December 2007.
DESIGN REVIEW BOARD
OF THE CITY OF EA LE
Ada County, ldah~
Eric . McCullough, Chairman
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