Findings - DR - 2008 - DR-34-08 - Master Sign Plan For A Multi-Tenant Retail/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 MULTI-TENANT RETAIL/OFFICE )
BUILDING FOR OLD TOWN I, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-34-08
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 12, 200S. 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:
Old Town I, LLC, represented by Heather Pascua with Lifestyle Interiors, is requesting design
review approval of a master sign plan for a multi-tenant retail/office building. The 0.16-acre
site is located on the north side of East State Street approximately 100- feet west of 2nd Street
at 164 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 1, 200S.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
D. COMPANION APPLICATIONS: DR-33-0S (design review application to convert the use of the
building)
E. ZONING DESIGNATION: CBD (Central Business District)
F. SIGNAGE:
Si n Data
Wall Si n Dimensions
Area of Si na e
Illumination
Re uired
l' 4" hi h x 6' wide
N/A
N on- illuminated
As limited within this a lication
Interior-illumination prohibited
Si n Data
Multi-tenant Pe endicular Buildin
Pro osed
(south elevation)
Re uired
Wall S' n Dimensions
Area of Si na e
Illumination
3' 9" hi h x 3' 6" wide
N/A
N on- illuminated
As limited within this a lication
Interior-illumination prohibited
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Si n Data
Rear Tenant Pe endicular Buildin
Pro osed
Wall S' n Dimensions
Area of Si na e
Illumination
1 ' hi h x 2' 8" wide
N/A
Non-illuminated
As limited within this a lication
Interior- illumination prohibited
G. SIGN MATERIALS: Dibond with vinyl or raised letters. Perpendicular building wall signs have a
iron frame to hold the signs,
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
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)(I)
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(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.
C. DISCUSSION:
· Staff recommends the following changes to the applicant's document titled "Master Sign Plan for
164 East State Street", 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 164 East State Street
April 28, 2008
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. Parallel hHanging Signs shall be placed within the approved sign areas as designated on
Exhibit "A". Parallel hanging sign shall be l' 4" high by 6' wide.
3. The multi-tenant perpendicular building wall projeetiBg sign shall be located as designated on
Exhibit "A". The multi-tenant perpendicular building wall sign shall be 3' 9" high by 3' 6"
wide.
4. The rear tenant perpendicular building wall projeetiBg sign shall be located as designated on
"Exhibit A". The rear tenant perpendicular building wall sign shall be l' high by 2' 8" wide.
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5. All elements shall be colors shown within the historic color palette. If in the opinion of City
staff a proposed color varies significantly from the colors depicted on the colored rendering
submitted to the City for the signs or for the building, staff may choose to have the Design
Review Board review the color for appropriateness.
6. If exterior illumination, other than the approved soffit lighting, is proposed for signage, light
fixtures shall be as approved by the City.
7. A maximum of one double faced signboard per tenant shall be permitted on the multi-tenant
perpendicular building wall projeetiflg sign. If any such sign overhangs over the sidewalk, a
minimum of7-feet 6-inches shall be maintained between the bottom of the sign and the
sidewalk. Maximum square footage of signage permitted on the multi-tenant perpendicular
building wall projeetiflg sign in total shall be 32-square feet for each side. If the Eagle City
Code is changed to allow the projecting sign to extend more than 3-feet, the additional
projection may be permitted by City staff.
8. The front tenant is permitted to place their business identification and logo within the parallel
building wall signs and within the multi-tenant perpendicular building wall sign.
9, The rear tenant is permitted to put their business identification and logo within the rear tenant
perpendicular building wall sign and within the multi-tenant perpendicular building wall sign.
10. One 4 square foot maximum neon sign per business shall be permitted.
11. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code.
12. Any signage on doors or windows shall comply with Eagle City Code.
13. One special portable sign per business shall be permitted. Said sign shall be a maximum of'}-
6 square feet and l.~ feet high and shall be located on the sidewalk in front of the business. A
minimum of 5-feet of unobstructed walkway, or ADA required minimum, shall be provided
for pedestrians. At the end of each business day, special portable signs shall be moved inside
the business.
14. 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.
15. No monument signs are permitted,
· The applicant is proposing parallel hanging signs and perpendicular building wall signs for the
tenants. Typically, businesses within a multi-tenant building are permitted one building wall sign
per street it fronts. This multi-tenant building faces only East State Street, thus, each business
within this building would be permitted one building wall sign. With that said, a monument sign
could be constructed for this multi-tenant building; however, the applicant has chosen not to
construct a monument sign but rather permit each tenant to have signage on a parallel hanging sign
and on the multi-tenant perpendicular building wall sign. Staff defers comment regarding tenants
have two "building" wall signs to the Design Review Board.
. 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 June 12, 200S, 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 4 to 0 (Barnes and Whittaker absent, Butler abstained) to approve DR-34-0S for
a design review application for a master sign plan for a multi-tenant retail/office building for Old
Town I, LLC, with the following staff recommended site specific conditions of approval and
standard conditions
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. All signs shall comply with the master sign plan criteria for the Master Sign Plan for 164 East State
Street as modified herein.
2. The following document titled "Master Sign Plan for 164 East State Street", shall be the master sign
plan criteria for the retail/office building located within Lonesome Dove.
Master Sign Plan for 164 East State Street
April 28, 2008
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. Parallel hanging Signs shall be placed within the approved sign areas as designated on Exhibit
"A". Parallel hanging sign shall be l' 4" high by 6' wide.
3. The multi-tenant perpendicular building wall sign shall be located as designated on Exhibit "A".
The multi-tenant perpendicular building wall sign shall be 3' 9" high by 3' 6" wide.
4. The rear tenant perpendicular building wall sign shall be located as designated on "Exhibit A".
The rear tenant perpendicular building wall sign shall be 1 ' high by 2' S" wide.
5. All elements shall be colors shown within the historic color palette. If in the opinion of City staff a
proposed color varies significantly from the colors depicted on the colored rendering submitted to
the City for the signs or for the building, staff may choose to have the Design Review Board
review the color for appropriateness.
6. If exterior illumination, other than the approved soffit lighting, is proposed for signage, light
fixtures shall be approved by the City.
7. A maximum of one double faced signboard per tenant shall be permitted on the multi-tenant
perpendicular building wall sign. If any such sign overhangs over the sidewalk, a minimum of 7-
feet 6-inches shall be maintained between the bottom of the sign and the sidewalk. Maximum
square footage of signage permitted on the multi-tenant perpendicular building wall sign in total
shall be 32-square feet for each side. If the Eagle City Code is changed to allow the projecting
sign to extend more than 3-feet, the additional projection may be permitted by City staff.
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8. The front tenant is permitted to place their business identification and logo within the parallel
building wall signs and within the multi-tenant perpendicular building wall sign.
9. The rear tenant is permitted to put their business identification and logo within the rear tenant
perpendicular building wall sign and within the multi-tenant perpendicular building wall sign.
10. One 4 square foot maximum neon sign per business shall be permitted.
11. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code.
12. Any signage on doors or windows shall comply with Eagle City Code.
13. One special portable sign per business shall be permitted. Said sign shall be a maximum of 6-
square feet and 3-feet high and shall be located on the sidewalk in front of the business. A
minimum of 5-feet of unobstructed walkway, or ADA required minimum, shall be provided for
pedestrians. At the end of each business day, special portable signs shall be moved inside the
business.
14. 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.
15 . No monument signs are permitted.
3. Provide revised sign plans showing the dimensions of the parallel hanging sign, multi-tenant
perpendicular building wall sign and the rear tenant perpendicular building wall sign. The revised sign
plans shall be reviewed and approved by staff prior to the issue of a sign permit for this site,
4. 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 ofthis 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
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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 May 1, 200S.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-34-0S) with regard to the Eagle City Code Title S, 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 26th day of June 200S.
ATTEST:
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