Findings - DR - 2008 - DR-91-07 - Master Sign Plan For A Multi-Tenant Retai/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 RETAIL/ )
RESTAURANT BUILDING FOR GARDNER )
AHLQUIST DEVELOPMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-91-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 10, 2008. 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;
STAFF FINDINGS OF FACT:
A. PROJECT SUMMARY:
Gardner Ahlquist Development, represented by Leslie Brown with Young Electric Sign Company,
is requesting design review approval of the master sign plan for a multi-tenant retail/restaurant
building. The 0.467-acre site is located on the north side of State Highway 44 approximately
1,300-feet east of Park Lane at 3415 West Flint Drive within Eagle Island Crossing Subdivision.
B. APPLICA TION SUBMITTAL:
The City of Eagle received the application for this item on December 6, 2007.
C, HISTORY OF RELEVANT PREVIOUS ACTIONS:
D. COMPANION APPLICATIONS: DR-90-07 (design review building application).
E. ZONING DESIGNATION: MU-DA (Mixed Use with development agreement).
F. SIGNAGE:
Future Tenant Building Wall Signs
(north elevation)
Si n Data
Wall Sign Dimensions
Pro osed
Re uired
3' -0" high x 10'-0" wide (maximum) 3'-4" high x 10'-0" wide (maximum)
(center sign)
3'-4" high x 10'-0" high (maximum) (left
and ri ht si ns
Area of Signage
34-square feet approximately
IDumination
Reverse pan channel letters illuminated Interior-illumination prohibited
b LED's (maximum 430 milliam s)
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SiI~n Data Prooosed Required
Wall Sign Dimensions 3'-0" high x 10'-0" wide (maximum) (center 3'-4" high x 10'-0" wide
sign) (maximum)
3'-4" high x 10'-0" high (maximum) (left and
ril!ht side signs)
Area of Signage 30-square feet (approximately) (center sign) 34-square feet approximately
34-square feet (approximately) (left and right
side signs)
Illumination Reverse pan channel letters illuminated by Interior-illumination prohibited
LED's (maximum 430 milliamos)
Future Tenant Building Wall Signs
(south elevation)
Future Tenant Building Wall Signs
east elevation)
Si n Data
Pro
Wall Si n Dimensions
Area of S' na e
Illumination
Reverse pan channel letters illuminated Interior-illumination prohibited
b LED's (maximum 430 milliam s)
Future Tenant Building Wall Signs
(west elevation)
Si n Data
Wall Sign Dimensions
Pro osed
Re uired
4'-4" high x 15'-0" wide (maximum)
4' -4"
xIS' -0" wide
Area ofS' na e
Illumination
Reverse pan channel letters illuminated by Interior-illumination prohibited
LED's (maximum 430 milliam s)
G. SIGN MATERIALS:
Letters: Aluminum
Panel/Frame: Square tube and sheet metal
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
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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)(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 ofthe 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
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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.
· 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 "Eagle Island Crossing Building I Master Sign
Plan".
Eagle Island Crossing Building "I"
Master Sign Plan
December 2007
This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly
enforced and any non-conforming or unapproved signs must be removed or brought into conformance
at the expense of the tenant.
A. GENERAL APPROVAL REQUIREMENTS
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. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
3. All tenant signs shall be designed, constructed and installed at tenant's expense.
4. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
5. All signs shall meet Underwriters Laboratories and National Electrical code requirements,
6, Tenant shall be required to fulfill all the requirements of these criteria,
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B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
I. Exterior wall signs shall be individual reverse pan channel letters, Halo illuminated with
neon or L.E,D, installed flush to fascia.
2, Other types of wall signs will be considered, provided it is allowed in the individual
building's master sign plan: non-illuminated reverse pan channel letters installed flush to
fascia.
3. Tenant shall be permitted a maximum square footage of 10% of their tenant space. Wall
area shall be calculated by multiplying the height up to the interior wall by the length (H x
L) of the tenant's elevation, Allowable height to interior ceiling for retail space is I I' and
office space is 10',
4. Tenants will be allowed to use fonts and earth tone colors for their logo, using matte or flat
finishes. All tenant's identification designs, copy, color and shapes shall require Landlord
and City of Eagle's approval.
5, Any other signage such as temporary grand opening, etc. shall be approved by landlord
prior to installation and comply with Eagle City Code.
6. Any signage on doors or windows shall be approved by landlord prior to installation and
comply with Eagle City Code.
7. No monument signs are proposed and none are approved.
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation or service of
slgnage.
2. Tenant or his representative shall be responsible for cost of maintenance, service, repair or
replacement of tenant's sign, time clock or electrical wiring.
3. Tenant shall be required to keep hislher sign in working order and all surfaces shall be
maintained in good condition. Tenant shall also be responsible for any repair or painting
for wall upon leaving of said space.
4. 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.
5. Tenants or his representative should contact the managing entity for a list of approved sign
vendors. ,^.pproved sign vender is:
Y Ellmg Eleetrie Sign Cempany
416 Eoot 41 Sl Street.
Boise, Idaho 8371 4
(208) 345 2982.
Contact Leslie Bmwn for tenant sign eriteria and aesign serviees,
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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 TIlE BOARD:
A. A meeting was held on the application before the Design Review Board on January 10, 2008, 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 (Weber absent, Butler abstained) to approve DR-91-07 for a design review
application for a master sign plan for a multi-tenant retaWrestaurant building for Gardner Ahlquist
Development, 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, The following document titled "Eagle Island Crossing Building I Master Sign Plan", shall be the
master sign plan criteria for the multi tenant retail/restaurant building.
Eagle Island Crossing Building "I"
Master Sign Plan
December 2007
This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly
enforced and any non-conforming or unapproved signs must be removed or brought into conformance
at the expense of the tenant.
A. GENERAL APPROVAL REQUIREMENTS
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 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. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the criteria
set forth hereafter,
3. All tenant signs shall be designed, constructed and installed at tenant's expense.
4. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways
will be permitted.
5, All signs shall meet Underwriters Laboratories and National Electrical code requirements.
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6. Tenant shall be required to fulfill all the requirements of these criteria.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
I. Exterior wall signs shall be individual reverse pan channel letters. Halo illuminated with
amber colored neon or L.E.D, installed flush to fascia.
2. Other types of wall signs will be considered, provided it is allowed in the individual building's
master sign plan: non-illuminated reverse pan channel letters installed flush to fascia.
3. Tenant shall be permitted a maximum square footage of 10% of their tenant space. Wall area
shall be calculated by multiplying the height up to the interior wall by the length (H x L) of the
tenant's elevation. Allowable height to interior ceiling for retail space is 11' and office space
is 10',
4. Tenants will be allowed to use fonts and earth tone colors for their logo, using matte or flat
finishes. All tenant's identification designs, copy, color and shapes shall require Landlord and
City of Eagle's approval.
5. Any other signage such as temporary grand opening, etc. shall be approved by landlord prior
to installation and comply with Eagle City Code.
6. Any signage on doors or windows shall be approved by landlord prior to installation and
comply with Eagle City Code.
7. No monument signs are proposed and none are approved.
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation or service of signage.
2. Tenant or his representative shall be responsible for cost of maintenance, service, repair or
replacement of tenant's sign, time clock or electrical wiring,
3. Tenant shall be required to keep his/her sign in working order and all surfaces shall be
maintained in good condition. Tenant shall also be responsible for any repair or painting for
wall upon leaving of said space.
4. Upon termination oftheir 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.
5. Tenants or his representative should contact the managing entity for a list of approved sign
vendors
2. Any signage on doors or windows shall be approved by landlord prior to installation and comply with
Eagle City Code.
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3. No monument signs are proposed and none are approved.
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.
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
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 December 6, 2007.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-91-07) 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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DA TED this 24th day of January 2008.
DESIGN REVIEW BOARD .
OF THE CITY OF EAGLE
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