Findings - DR - 2008 - DR-85-07 - Master Sign Plan For Multi-Tenant Retail/Office/Restaurant 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 RETAIL/OFFICE/ )
RESTAURANT BUILDING FOR )
GARDNER AHLQUIST DEVELOPMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-85-07
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;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Gardner Ahlquist Development, represented by Leslie Brown with Young Electric Sign Company,
is requesting design review approval of a master sign plan for a multi-tenant retail/office/restaurant
building. The 0.757-acre site is located on the north side of State Highway 44 approximately
1 ,300-feet east of Park Lane at 3300 West State Street within Eagle Island Crossing Subdivision.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 6, 2007.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 12, 2005, the Eagle City Council approved a preliminary plat for Symphony Subdivision
(PP-07-04) on this site.
On April 17, 2007, the Eagle City Council approved a preliminary plat time extension for
Symphony Subdivision (PP-07-04) on this site.
On November 13,2007, the Eagle City Council approved a conditional use permit for a height
exception request for the Arts West Music Academy building (CU-13-07).
On November 13,2007, the Eagle City Council approved the common area landscaping and Arts
West Music Academy building (DR-67-07).
D. COMPANION APPLICATIONS: DR-84-07 (design review application for the building)
E. ZONING DESIGNATION: MU-DA (Mixed Use with a development agreement)
F. SIGNAGE:
Si n Data
Future Tenant Buildin
Pro osed
east and west elevations)
Re uired
Wall Si n Dimensions
3' hi h x 11 ' wide
33-s uare feet
Halo illuminated with LED
As limited within this a lication
Area of Si na e
Illumination
As limited within this a lication
Interior-illumination rohibited
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S' n Data
Future Tenant Buildin
Pro osed
Re uired
Area of Si na e
51-s uare feet
As limited within this a lication
As limited within this a lication
Interior-illumination rohibited
Wall Si n Dimensions
4' hi h x 12' 9" wide
lliumination
Halo illuminated with LED
Si n Data
Area of S' na e
55-s uare feet
Re uired
As limited within this a
Wall Si n Dimensions
4' hi h x 13' 9" wide
lliumination
Halo illuminated with LED
Interior-illumination rohibited
G. SIGN MATERIALS:
Panel to be constructed of square tube and sheet metal textured and painted to match buildings
(Pure Cream - background and Brown - frame). Panel to be mounted flush to the face of the
building.
Reverse pan channel letters constructed of aluminum with 1 Y:z" returns, illuminated with LED.
Letters to be pegged off the face of the sign panel 1 "to 1 12".
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
ST AFF 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
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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
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:
. The applicant has shown on the site plan (date stamped by the City on December 6,2007), the
specific areas where building wall signs will be permitted on this multi-tenant
retail/office/restaurant building.
. Staff recommends the following changes to the applicant's document titled "Eagle Island
Crossing Building "F", Master Sign Plan December 2007", with strike thru text to be deleted
and underlined text to be added so as to be in compliance with Eagle City Code.
Eagle Island Crossing Building "F"
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
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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 eriteria.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Exterior wall signs shall be individual reverse pan channel letters. Halo illuminated
with neon or L.E.D,-, installed flush to faseia. The sign panel shall be mounted flush
to the face of the building. The individual pan channel letters shall be pegged off the
sign panel 1 " to 1 W'.
2. All tenants shall be allowed two building wall signs. Signs shall be located on
different building elevations in the designated areas shown on the elevation plans date
stamped by the City on December 6 2007. and shall be located adiacent to the tenant's
lease space. Any tenant space located on the end of a multi-tenant building shall be
allowed two building wall signs. The sides of the building on which the signs are to
be placed shall be shown by the owner. but shall be approved by the building's
managing entity and the City of Eagle. Other types of wall signs will be eOAsidered,
provided it is allowed in the inaividl:lal buildiHg's master sign plan: non illufRinated
reverse pan ehaHnelletters iHstalled flush to faseia.
3. The tenant sign sizes and locations shown the on the elevation plans date stamped by
the City on December 6.2007. are the approved locations for all building wall signs.
Tenant shall be permitted a fRaximum square footage of 10% oftJ:teir tenaHt spaee.
Wall area shall be ealeulated by mHltiplying the height U19 to the interior '.vall by the
leHgtJ:t (H J( L) of the tenant's elevation. ;\lIev/able height to interier eeiliHg for retail
spaee is 11 ' and offiee spaee 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.
8. Building wall signs proposed on the east and west building elevations are permitted to
be located on a 3' high by 11' wide sign panel. Any building wall sign proposed on
the north building elevation is permitted to be located on a 4' high by 12' 9" wide sign
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panel and any building wall sign proposed on the south building elevation is permitted
to be located on a 4' high by 13' 9" wide sign panel.
9. All tenants shall be required to use (color to be determined at DR meetinl!) neon or
LED lighting to halo illuminate the building wall signs.
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 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. /\P19roved sign venGer is:
Young Eleetrie Sign Company
4 16 East 41st-Street
Boise, Iclaho 83714
(208) 345 29&2.
Contaet Leslie Brov/H for temmt sign eriteria aHd design serviees.
. The elevation plans dated stamped by the City on December 6,2007, show the building wall
signs on the east and west elevation to be 3' high by 11' wide with the exception of one sign
on each building elevation is proposed to be 3' I" high by 11 ' wide. Staff recommends that to
alleviate any confusion that all sign panels on the east and west building elevations by
constructed as 3' high by 11' wide panels. The applicant should be required to provide
revised elevation plans showing the building wall sign panels on the east and west building
elevations to be 3' high by 11' wide. The revised elevation plans should be reviewed and
approved by staff prior to the City issuing a sign permit for this site.
. Staffhas modified the master sign plan criteria to have the color of the neon or LED used to
halo illuminate the tenant signage be specified. Pursuant to past action by the Design Review
Board and City Council, all halo illuminated building wall signage in a multi-tenant building
has been required to use the same colored neon or LED to illuminate the tenant signage. As
noted in item B9 in the criteria above, staff is requesting that the color be specified and placed
into the criteria (Le.: white, amber).
. 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 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-85-07 for a design review
application for a master sign plan for a multi-tenant retail/office/restaurant building for Gardner
Ahlquist Development, 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 "Eagle Island Crossing Building "F" Master Sign Plan December
2007" shall be the master sign plan criteria for the multi-tenant retail/office/restaurant building:
Eagle Island Crossing Building "F"
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. AIl 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.
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. The sign panel shall be mounted flush to the face of the building.
The individual pan channel letters shall be pegged off the sign panel 1" to 1 Y2".
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2. All tenants shall be allowed two building wall signs. Signs shall be located on
different building elevations in the designated areas shown on the elevation plans date
stamped by the City on December 6 2007, and shall be located adjacent to the tenant's
lease space. Any tenant space located on the end of a multi-tenant building shall be
allowed two building wall signs. The sides of the building on which the signs are to
be placed shall be shown by the owner, but shall be approved by the building's
managing entity and the City of Eagle.
3. The tenant sign sizes and locations shown the on the elevation plans date stamped by
the City on December 6,2007, are the approved locations for all building wall signs.
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.
8. Building wall signs proposed on the east and west building elevations are permitted to
be located on a 3' high by 11' wide sign panel. Any building wall sign proposed on
the north building elevation is permitted to be located on a 4' high by 12' 9" wide sign
panel and any building wall sign proposed on the south building elevation is permitted
to be located on a 4' high by 13' 9" wide sign panel.
9. All tenants shall be required to use amber (0016,. t91Je tletel'lldrted fit DR lIteetiRKJ
neon or LED lighting to halo illuminate the building wall signs.
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 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.
2. Provide revised elevation plans showing the building wall sign panels on the east and west building
elevations to be 3' high by 11' wide. The revised elevation plans shall be reviewed and approved by
staff prior to the City issuing a sign permit for this site.
3. A sign permit is required prior to the installation of any signs on this site.
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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 specificaIly approved by the City
Council.
4. New plans which incorporate any required changes shaIl 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 December 6, 2007.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-85-07) 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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