Findings - DR - 2007 - DR-87-07 - Master Sign Plan For Multi-Tenant Office Building
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN PLAN)
FOR A MUL TI- TENANT OFFICE BUILDING )
FOR GARDNER AHLQUIST DEVELOPMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-87-07
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 10,2007. 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:
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 office building. The
1.035-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. APPLICA TION 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 I 7, 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-86-07 (design review application for the building)
E. ZONING DESIGNATION: MU-DA (Mixed Use with a development agreement)
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F. SIGNAGE:
Monument Si n
Si n Data
Pro osed
Re uired
Si n Dimensions
6' hi h x IO' 4" wide
Area of Si na e
14' -s uare feet/side (3 sides)
70 watt HPS accent light at top
Halo back lit letters (3 sides
400-square feet (a proximately)
Interior-illumination prohibited
Illumination
126-s uare feet (minimum)
G. SIGN MATERIALS:
Stone Veneer to match on the Arts West Building.
Sheet metal with texture, painted to match colors of the Arts West School Building.
Reverse pan channel letters house halo illumination.
Routed aluminum letters painted duranodic.
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 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
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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(C)(5)(e)
A "shopping center", as defined in section 8-1-2 of this title shall be allowed one monument
sign per street that it abuts, to identify the shopping center. If the shopping center has a single
address, the address shall be located on the monument sign and shall be a size that is readable
from the street. The height of any such sign, including the base to which it is attached, shall
not exceed fifteen feet (15'). The surface area of any such sign shall not exceed one hundred
(100) square feet per exposed surface, including any reader board sign or surface.
Any freestanding single tenant building within a shopping center shall be permitted a
monument sign. The height of any such sign, including the base to which it is attached, shall
not exceed six feet (6'). The exposed surface of any such sign shall not exceed thirty (30)
square feet per exposed surface.
A double faced monument sign is permitted.
The minimum distance between any monument sign within a shopping center shall be one
hundred feet (100'). No monument sign shall be any closer than twenty feet (20') from a
monument or other freestanding sign on an adjacent property.
· 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 area where the multi-tenant monument sign will be permitted for Building N.
· Staff recommends the following changes to the applicant's document titled "Eagle Island
Crossing Building "N" 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 "N"
Master Sign Plan
December 2007
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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.
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.
One single face. externally illuminated monument sign shall be allowed.
Tenants are required to us 1/8" thick routed aluminum painted duranodic letters. Tenant font
in earth tone colors with a matte or flat finish is required.
Each tenant will be permitted to display the name of their business, logo graphic, business
hours and other pertinent information to their business operation on doors or windows within
their lease space. Vinyl color to be approved by landlord or managing entity and shall comply
with Eagle City Code.
Any other temporary signage such as grand opening, etc. shall comply with Eagle City Code.
No other permanent signage is permitted on the building with exception of address and suite
numbers or hours of operation.
Upon termination of their lease, the tenant or managing entity shall be responsible for
removing all vinyl window applications specific to their business.
ORe siRgle faee, externally i11l:lminated mORI:lJfleRt sigR shall be allo\'..ed. TeRants ml:lst reeeive
approval from Bl:lilding owner er maRagiRg entity to Be allO\ved to Have business iRformatiofl
OR the mORl:lmeflt sign.
· Sheet L2.4, date stamped by the City on December 6,2007, shows the monument sign for
Building "N" to be located just north of the sidewalk at the northwest corner of the north/south
public road and the driveway to the parking lot located to the west of Building "N". Per the
master sign plan criteria for Eagle Island Crossing, no monument signs are permitted along the
north/south public road (with the exception of the Arts West monument sign). Staff
recognizes that the design of Building "N" does not provide areas for building wall signage
and that perhaps a monument sign would be a solution to providing signage for this building.
Staff recommended that if a monument sign was to be used to provide signage for this building
that the monument sign be located close to the south elevation of the building, not along the
north/south public road. The applicant should be required to provide a revised site and
landscape plan showing the location of the monument sign for Building "N", located within
fifteen to twenty feet (15' - 20') of the building near the southwest corner of the building. The
revised site and landscape plan should be reviewed and approved by staff prior to the City
issuing a sign permit for this development. No monument signs are permitted on the
north/south public road.
· During the pre application meetings on November 30, and December 4,2007, staff indicated
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that textured and painted steel was not an acceptable material to be used in the construction of
the monument signs. Staff suggested working with the architect to provide elements of the
building fa9ades in the construction of the monument signs. The monument sign elevations
date stamped by the City on December 6, 2007, indicate that the signs are to be constructed of
square tube and sheet metal to be textured and painted to match the buildings. Pursuant to past
action by the Eagle Design Review Board, textured and painted sheet metal has not been
permitted. The applicant should be required to provide revised a elevation of the monument
sign showing materials to be used on the fa9ade of the buildings to be used in the construction
of the monument sign. Revised elevations of the monument sign should be reviewed and
approved by the Design Review Board prior to the City issuing a sign permit for this site.
. The elevation plan of the multi-tenant monument sign, date stamped by the City on December
6,2007, shows the face of the monument sign extending over the columns located at each end
of the monument sign. To remain consistent with the construction of the other monument
signs proposed within the Eagle Island Crossing Subdivision, the applicant should be required
to provide revised elevations of the multi-tenant monument sign showing the face of the
monument sign stopping at the inside of each of the columns located at each end of the
monument sign. The revised monument sign elevations should be reviewed and approved by
staff prior to the City issuing a sign permit for this site.
. 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 January 10, 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 5 to 0 (Weber absent, Butler abstained) to approve DR-87-07 for a design review
application for a master sign plan for a multi-tenant 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following document titled "Eagle Island Crossing Building "N" Master Sign Plan December
2007" shall be the master sign plan criteria for Building N:
Eagle Island Crossing Building "N"
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.
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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.
One single face, externally illuminated monument sign shall be allowed.
Tenants are required to us 1/8" thick routed aluminum painted duranodic letters. Tenant font
in earth tone colors with a matte or flat finish is required.
Each tenant will be permitted to display the name oftheir business, logo graphic, business
hours and other pertinent information to their business operation on doors or windows within
their lease space. Vinyl color to be approved by landlord or managing entity and shall comply
with Eagle City Code.
Any other temporary signage such as grand opening, etc. shall comply with Eagle City Code.
No other permanent signage is permitted on the building with exception of address and suite
numbers or hours of operation.
Upon termination of their lease, the tenant or managing entity shall be responsible for
removing all vinyl window applications specific to their business.
2. Pro';ide a revised site and landseape plan showiRg the loeatioR ofthe mORI:lFRent sign fer BuilEiing
"N", located withiR fifteeR to tweRty feet (15' 20') oHhe builEiiflg flear the sOl:lthwest eomer Elf the
bl:lilding. The revised site and landseape fllan SHall be reviewed and aflflroved by staff priElr to the City
issl:ling a sign flermit for this development.
3. Proyide a revised elevatieR of the mORumeRt sign showiflg materials tEl be used on the fali1ade oftAe
bl:lildiRgs to be used iR the eonstruetioR of the monument sigR. Revised elevations of the FReflUmeRt
signs shall be reviewed and approved by the DesigR Review Board prior to the City issl:ling a sign
permit for this site.
4. Provide revised elevations of the multi-tenant monument sign showing the face of the monument sign
stopping at the inside of each of the columns located at each end of the monument sign. The revised
monument sign elevations shall be reviewed and approved by staff prior to the City issuing a sign
permit for this site.
5. No monument signs are permitted on the north/south public road with the exception of the Arts West
School monument sign.
6. Ensure that the proposed monument sign location does not impede the traffic vision triangle
7. Any ground mounted floodlights used to illuminate the monument signs shall be screened or located so
they do not shine onto the roadway or onto any nearby property. The light fixtures shall be concealed
or screened with perimeter landscaping providing a 12 month screen of sufficient height and density to
conceal such fixtures.
8. Interior illumination is not permitted for monument signs.
9. 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 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 December 6, 2007.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-87-08) 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
Ada County, Idaho
Q
Eric R. McCullough, Chairman
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