Findings - DR - 2008 - DR-31-07 MOD - Modify The Master Sign Plan For 2 Multi-Tenant Retail/Restaurant/Office Buildings
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW TO MODIFY THE MASTER )
SIGN PLAN FOR TWO MULTI-TENANT RETAIL/)
RESTAURANT/OFFICE BUILDINGS WITHIN )
LONESOME DOVE SUBDMSION FOR )
LONESOME DOVE LLCIRIVER DISTRICT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-31-07 MOD
The above-entitled design review application came before the Eagle Design Review Board for their action
on November 13, 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:
Lonesome Dove LLC/River District, represented by Craig Jamieson with Lytle Signs, is requesting
design review approval to modify the master sign plan for the two multi-tenant retail/restaurant/office
buildings within Lonesome Dove Subdivision. The site is located on the southwest comer of East
Riverside Drive and Edgewood Lane at 1505 East Riverside Drive.
B. APPLICA TION SUBMITTAL:
The City of Eagle received the application for this item on October 9,2008.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 14, 2008, the Eagle City Council approved a design review sign application for a
master sign plan for two multi-tenant retail/restaurant/office building within Lonesome Dove
Subdivision (DR-31-07).
On June 24, 2008, the Eagle City Council approved a design review application to modify the
exterior building elevations of the two multi-tenant retail/restaurant/office buildings within
Lonesome Dove Subdivision (DR-30-07 MOD).
D. COMPANION APPLICATIONS: None
E. ZONING DESIGNATION: MU-DA (Mixed Use with development agreement)
F. SIGNAGE:
U1 mg a Igns ara e to t e U1 mg
Sien Data Proposed Required
Wall Sign Dimensions Varies depending on tenant name and As limited within this application
logo
Area of Signage Varies depending on tenant name and 10% of the total building face of the
logo tenants lease space
Illumination Non-illuminated or halo illuminated Interior- illumination prohibited
B .Id. W II S.
(P II I h b .Id. )
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Si n Data
Wall Sign Dimensions
Varies depending on tenant name and As limited within this application
10 0
Area of Signage
Varies depending on tenant name and
10 0
Non-illuminated or halo illuminated
10% of the total building face of the
tenants lease s ace
Illumination
Interior-illumination prohibited
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:
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.
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· 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.
· 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)(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(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(C)(4)(d)
The total area of each side of any wall sign attached perpendicular to the face of a building
shall not exceed ten percent (10%) of the total area of the building face to which it is attached.
· Eagle City Code Section 8-2A-8(D)
Special Signs: Special portable signs, which are not classified as portable temporary signs as
regulated within this title, which are used on an ongoing daily basis throughout the year may
be permitted by the city if the following criteria is complied with:
1. Special portable signs shall require a design review application and design review board
approval.
2. Special portable signs shall be unique in character with styles designed in accordance
with Eagle architecture. Materials shall be weatherproofed and shall be properly
maintained.
3. Illumination for special portable signs is prohibited.
4. No more than one special portable sign shall be permitted for any business.
5. Special portable signs shall be a maximum of sixteen (16) square feet along roadways
with three (3) or less travel lanes with a speed limit of twenty five miles per hour (25 mph)
or less and twenty five (25) square feet along roadways with more than three (3) travel
lanes or along roadways with a speed limit of over twenty five miles per hour (25 mph).
6. Special portable signs shall be a maximum of five feet (5') in height along roadways with
three (3) or less travel lanes with a speed limit of twenty five miles per hour (25 mph) or
less and seven feet (7') in height along roadways with more than three (3) travel lanes or
along roadways with a speed limit of over twenty five miles per hour (25 mph).
7. Special portable signs shall only be permitted on, or on the sidewalk adjacent to, the
parcel on which the business is located and shall not be permitted on any other parcel
except that any multitenant site shall have the sign on the site and not on any other site.
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8. Special portable signs on a public sidewalk abutting the business's parcel may be
permitted if a minimum of five feet (5') of unobstructed walkway, or ADA required
minimum, remains for pedestrians.
9. Any sign in a driveway or street sight vision triangle shall be a maximum of thirty two
inches (32") high measured from the driveway or street.
10. Special portable signs shall not be permitted to be on or within any berm or any portion
of a landscaped area.
1 I. Special portable signs shall be moved inside of the building at the end of each business
day.
· 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.
· 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 changes to the applicant's document titled "Master Sign Plan for
The River District Mixed Use Buildings", 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 the River District Mixed-Use Buildings
The River District - Eagle, Idaho
General Notes (Typ.):
1. Each tenant shall be required to submit signage plans to the developer or developer's
management 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
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stated herein as well as the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
2. The sign locations indicated on the building elevation plans date stamped by the City on May
9, 2007, represent general locations. Some store fronts may become smaller requiring the
additional signage not represented on these elevations. Additional signage may be required
but shall comply with the conditions noted herein.
Building Address Number (Typ. of 4):
1. Cast metal building address numbers shall be located on top of canopy or where canopy does
not occur on the face of building as illustrated on the attached building elevation sheets. See
Building Elevation sheets and cut sheets.
General Signage Provisions and Allowances:
1. Approved signage types for this development include: halo illuminated wall signs, non
illuminated wall signs, blade or perpendicular wall signs, and non-illuminated fabric covered
awnings. Signs may be mounted on decorative rail systems.
2. Eaeh ten!mt OR Both the l::lpper !md lower floors will Be allowed lip to hvo 'Nail signs ..vhieh
may be plaeed on !mY eleyation ehoseR where that ten!mt oeel::lpies lease spaee and ml::lst be
plaeed OR a portioR of their aetual lease spaee.
Ground Floor Tenants (Typ.):
1. Any business that is located on a street comer or which fronts two (2) streets shall be allowed
two wall signs (the sides of the building on which the signs are to be placed shall be shown by
the owner) which may be placed on any elevation that is occupied by said tenant. This
includes the angled comer of the building if the tenant entrance is at the comer of the building
and faces a plaza or pedestrian way (as shown on Exhibit C).
2. The applicant may install a wall sign parallel or perpendicular to the face of the building. The
following criteria shall apply for each type of sign:
a. Parallel building wall signs and/or awning signs:
1) The total area of any wall sign attached parallel to the building shall not exceed
10% of the total area of the building face to which it is attached.
2) If signage is desired to be used on any existing awnings, the total square footage
of any building wall sign attached parallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words, phrases, and logos are permitted for each
individual tenant. All signage colors shall complement the colors of the
building to which it is being attached to.
4) Permitted materials consist of cast metal, fiberglass, plastic, acrylic or similar.
5) Non illuminated or halo illuminated signage is permitted. Neon signage is not
permitted.
6) Wall signs shall be a minimum of Yz" thick for non-illuminated signage and a
maximum of 4" thick for halo illuminated signage.
7) No raceways are permitted with the exception of decorative rail type systems.
8) Gooseneck lighting is permitted to illuminated non illuminated building wall
signs.
9) Any signs on the fabric awnings shall be screen printed on the vertical face of
the awning elevations only. Printing is not allowed on awning sides.
10) All building signage located parallel to the face of the building shall be finished
in a matte, flat, or satin finish. No high gloss finishes are permitted.
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b. Perpendicular building wall signs and/or awnings signs:
1) The total area of any perpendicular building wall sign shall not exceed 10% of
the total area of the building face to which it is attached and shall not extend
over 36" from the wall of the building or structure.
2) If signage is desired to be used on any existing awnings, the total square footage
of any building wall sign attached parallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words, phrases, and logos are permitted for each
individual tenant. All signage colors shall complement the colors ofthe building
to which it is being attached to.
4) Permitted materials consist of cast metal, fiberglass, plastic, acrylic or similar.
5) A minimum distance of 7' 6" shall be maintained between the bottom of the
sign and the sidewalk.
6) Any signs on the fabric awnings shall be screen printed on the vertical face of
the awning elevations only. Printing is not allowed on awning sides.
7) All building signage located perpendicular to the face of the building shall be
finished in a matte, flat, or satin finish. No high gloss finishes are permitted.
c. Miscellaneous:
1) All window and door signage shall comply with Eagle City Code and shall be
reflective of the time period that the buildings are design. Window and door
signage shall be submitted with any building wall signage and shall be approved
on a case by case basis and reviewed by staff and one member of the Design
Review Board.
2) Any other signage such as temporary, grand opening, etc. shall comply with
Eagle City Code.
3) 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 ofthe building.
3. Any other signage on doors or windows shall comply with Eagle City Code.
Second Floor Tenants (Typ.):
1. For each of the four (4) office buildings, a primary office tenant shall have one Wall Sign per
elevation up to a maximum of two providing the sign is located on a portion of their lease
space (as shown on Exhibit C).
2. Wall Signs shall be parallel to the face of the building.
3. Wall Sign Illumination:
a. Wall signs shall be "halo" illuminated or non-illuminated, as defined in City ordinance. In
cases where wall sign is to be "halo" illuminated, gooseneck fixtures shall not be installed.
b. No raceways are permitted.
4. Wall signs shall be a minimum of Yz" thick and a maximum of 8" thick.
Monument Signs (Typ.):
1. None are proposed and none are approved.
· Staff defers comment regarding design and color of all proposed signs to the Design Review
Board.
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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 November 13, 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 3 to 0 (Barnes, McCullough, Niblett, and Whittaker absent) to approve DR-31-07
MOD for a design review application to modify the master sign plan for two multi-tenant
retail/restaurant/office building within Lonesome Dove Subdivision for Lonesome Dove
LLC/River District, with the following staff recommended site specific conditions of approval and
standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. All signs shall comply with the master sign plan criteria for the Master Sign Plan for The River District
Mixed Use Buildings as modified herein.
2. The following document titled "Master Sign Plan for The River District Mixed Use Buildings", shall
be the master sign plan criteria for the two retail/restaurant/office buildings located within Lonesome
Dove.
Master Sign Plan for the River District Mixed-Use Buildings
The River District - Eagle, Idaho
General Notes (Typ.):
1. Each tenant shall be required to submit signage plans to the developer or developer's
management 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 the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
2. The sign locations indicated on the building elevation plans date stamped by the City on May
9, 2007, represent general locations. Some store fronts may become smaller requiring the
additional signage not represented on these elevations. Additional signage may be required
but shall comply with the conditions noted herein.
Building Address Number (Typ. of 4):
1. Cast metal building address numbers shall be located on top of canopy or where canopy does
not occur on the face of building as illustrated on the attached building elevation sheets. See
Building Elevation sheets and cut sheets.
General Signage Provisions and Allowances:
1. Approved signage types for this development include: halo illuminated wall signs, non
illuminated wall signs, blade or perpendicular wall signs, and non-illuminated fabric covered
awnings. Signs may be mounted on decorative rail systems.
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Ground Floor Tenants (Typ.):
1. Any business that is located on a street comer or which fronts two (2) streets shall be allowed
two wall signs (the sides of the building on which the signs are to be placed shall be shown by
the owner) which may be placed on any elevation that is occupied by said tenant. This
includes the angled comer of the building if the tenant entrance is at the comer of the building
and faces a plaza or pedestrian way (as shown on Exhibit C).
2. The applicant may install a wall sign parallel or perpendicular to the face of the building. The
following criteria shall apply for each type of sign:
a. Parallel building wall signs and/or awning signs:
1) The total area of any wall sign attached parallel to the building shall not exceed
10% of the total area of the building face to which it is attached.
2) If signage is desired to be used on any existing awnings, the total square footage
of any building wall sign attached parallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words, phrases, and logos are permitted for each
individual tenant. All signage colors shall complement the colors of the
building to which it is being attached to.
4) Permitted materials consist of cast metal, fiberglass, plastic, acrylic or similar.
5) Non illuminated or halo illuminated signage is permitted. Neon signage is not
permitted.
6) Wall signs shall be a minimum of Yz" thick for non-illuminated signage and a
maximum of 4" thick for halo illuminated signage.
7) No raceways are permitted with the exception of decorative rail type systems.
8) Gooseneck lighting is permitted to illuminated non illuminated building wall
signs.
9) Any signs on the fabric awnings shall be screen printed on the vertical face of
the awning elevations only. Printing is not allowed on awning sides.
10) All building signage located parallel to the face of the building shall be finished
in a matte, flat, or satin finish. No high gloss finishes are permitted.
b. Perpendicular building wall signs and/or awnings signs:
1) The total area of any perpendicular building wall sign shall not exceed 10% of
the total area of the building face to which it is attached and shall not extend
over 36" from the wall of the building or structure.
2) If signage is desired to be used on any existing awnings, the total square footage
of any building wall sign attached parallel to the building combined with the
signage on the awnings shall not exceed 10% of the total area of the building
face to which it is attached.
3) Business identification words, phrases, and logos are permitted for each
individual tenant. All signage colors shall complement the colors of the building
to which it is being attached to.
4) Permitted materials consist of cast metal, fiberglass, plastic, acrylic or similar.
5) A minimum distance of 7' 6" shall be maintained between the bottom of the
sign and the sidewalk.
6) Any signs on the fabric awnings shall be screen printed on the vertical face of
the awning elevations only. Printing is not allowed on awning sides.
7) All building signage located perpendicular to the face of the building shall be
finished in a matte, flat, or satin finish. No high gloss finishes are permitted.
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c. Miscellaneous:
1) All window and door signage shall comply with Eagle City Code and shall be
reflective of the time period that the buildings are design. Window and door
signage shall be submitted with any building wall signage and shall be approved
on a case by case basis and reviewed by staff and one member of the Design
Review Board.
2) Any other signage such as temporary, grand opening, etc. shall comply with
Eagle City Code.
3) 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.
3. Any other signage on doors or windows shall comply with Eagle City Code.
Second Floor Tenants (Typ.):
1. For each of the four (4) office buildings, a primary office tenant shall have one Wall Sign per
elevation up to a maximum of two providing the sign is located on a portion of their lease
space (as shown on Exhibit C).
2. Wall Signs shall be parallel to the face of the building.
3. Wall Sign Illumination:
a. Wall signs shall be "halo" illuminated or non-illuminated, as defined in City
ordinance. In cases where wall sign is to be "halo" illuminated, gooseneck fixtures
shall not be installed.
b. No raceways are permitted.
5. Wall signs shall be a minimum of~" thick and a maximum of8" thick.
Monument Signs (Typ.):
1. None are proposed and none are approved.
3. A sign permit is required prior to the installation of any signs on this site.
4. Any directional or directory signage shall be submitted to the City. Detailed elevations plans showing
location, materials, colors, etc. shall be reviewed and approved by staff and one member of the Design
Review Board prior to such signage being constructed, installed, and the City issuing a sign permit.
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
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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 October 9, 200S.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-31-07 MOD) 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.
DATED this 11th day of December 200S.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ad7A
Eric R. McCullough, Chairman
ATTEST:
~ llv~Jd.RR~CGk
~l')A(a,.on K. Bergmann, Eagle City Clerk
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