Findings - DR - 2008 - DR-70-08 - Master Sign Plan For The River District
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN )
PLAN FOR THE RIVER DISTRICT FOR )
LONESOME DOVE LLCIRIVER DISTRICT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-70-08
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 for the master sign plan for The River District. The site is generally
located south of the intersection of State Highway 44 and Edgewood Lane (includes both the
Gateway South Development and Lonesome Dove Development).
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 September 26, 2006, the City Council approved an annexation and rezone from RUT (Rural
Urban Transition - Ada County designation) to MU-DA (Mixed Use with Development
Agreement) for Hawkins Companies. (A-12-05/RZ-19-05)
On January 23,2007, the City Council approved a preliminary plat for Lonesome Dove
Subdivision for Lonesome Dove, LLC. (PP-18-06)
On March 27, 2007, the City Council approved a design review application for the club house and
common area landscaping within Lonesome Dove Subdivision (DR-01-07).
On August 7, 2008, the City approved a design review application to modify the architectural style
of the club house within Lonesome Dove Subdivision (DR-01-07 MOD).
On August 14, 2007, the City Council approved a design review application for two multi-tenant
commercial buildings located within Lonesome Dove Subdivision (DR-30-07).
On June 24, 2008, the City Council approved a design review application to modify the
architectural style of the two multi-tenant commercial building located within Lonesome Dove
Subdivision (DR-30-07 MOD).
On August 14,2007, the City Council approved a development agreement modification limiting
the commercial core buildings to 11,000 square foot footprint area and that no single tenant retail
and restaurant uses shall not exceed 7,500 square feet in total area (including any area above the
first floor). (RZ-19-05 MOD)
On December 18,2007, the City Council approved a final plat for Lonesome Dove Subdivision
Page 1 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70-08 The River District MSP sign drf.doc
(FP-10-07).
D. COMPANION APPLICATIONS: None
E. ZONING DESIGNATION: MU-DA (Mixed Use with development agreement)
F. SIGNAGE:
The River District En Feature Monument Si n (SH 44 and Ed ewood Lane)
Si n Data Pro osed
Si n Dimensions
Area of Si na e
Illumination
The River District Ent
Si n Data
Si n Dimensions
Area of Si na e
Illumination
Si n Data
Si n Dimensions
Area of Si na e
Illumination
12' hi h x 22' wide
264-s uare feet
15' hi h (maximum
100-s uare feet (maximum)
Interior- illumination rohibited
Halo illuminated letters
1,600-square feet (approximately)
792-square feet (minimum)
(Riverside Drive and Lone Cove Drive)
Re uired
12' hi h x 11 ' wide
15' hi h (maximum)
100-s uare feet (maximum)
Interior- illumination roh ibited
66-s uare feet
Halo illuminated letters
300-square feet (approximatel )
198-square feet (minimum)
Two Multi-tenant Monument Si
Pro osed
15'hi hx10.6'wide
15' hi h (maximum)
100-s uare feet (maximum)
Interior- illum ination rohibited
Ground mounted Ii ht fixtures
300-square feet (minimum)
G. SIGN MATERIALS:
The River District Entry Features - Sand stone landscape materials, mild steel with ferric patina,
cut with raw irregular edge (1/2" sheet). Stainless steel with laser cut letter (1/8" sheet). 1 W'
bolts for stand offs and mounting.
Multi-tenant Monument Signs - 8" steel I-beam vertical supports pierced through 3" x 10"
channel irons. Metal sign panels with duranodic bronze finish. W' x 1 W' steel bar stock dividers
bolted to sign panel surface to allow flexible arrangement of tenant spaces. All Natural rust finish.
Base is concrete block with rusted plate steel bands. Tenant copy to be dimensional cut outs.
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
Page 2 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70-08 The River District MSP sign drf.doc
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.
· Chapter 12 - Community Design
Entryway corridors are arterial roadways that introduce both visitors and residents to Eagle.
City entryways include State Highways 44 (State Street and Alternate Route), State Highway
16, and 55 (Eagle Road). The landscaping (or lack thereof), commercial signage and building
character of these entrances provide the first, and often the most lasting, impressions of the
entire community. The City of Eagle has the opportunity to improve the appearance of the
entryways by establishing guidelines for development and redevelopment that occurs along
these entryway corridors.
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)(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
Page 3 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70-08 The River District MSP sign drf.doc
not exceed fifteen feet (15'). The surface area of any such sign shall not exceed one hundred
(I 00) 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)(I)
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 is requesting approval of the master sign plan for The River District which
incorporates the Lonesome Dove and Eagle Gateway South Developments. The applicant is
requesting approval of two entry features, one to be located at the intersection of State Highway 44
and Edgewood Lane and one to be located on the comer of East Riverside Drive and Lone Cove
Drive. Two multi-tenant signs are proposed to be located along State Highway 44 giving
identification to tenants within the development. The applicant is also requesting approval of
signage criteria for all future buildings proposed within this development.
· The exact size of the entry feature proposed at the intersection of State Highway 44 and Edgewood
Lane has not been shown on the submitted plants. The signage proposed on the entry feature is
shown to be twelve feet (12') high by twenty two feet (22') wide which equals 264-square feet.
Eagle City Code permits shopping centers to have one fifteen foot (15') high sign per street it
abuts with a maximum surface area of one hundred (100) square feet per exposed surface.
Pursuant to past action by the Board and Council, the entry features associated with signage have
been permitted to exceed the maximum height that is required within Eagle City Code. However,
the square footage of the signage has not been permitted to exceed that which is permitted within
Eagle City Code. The square footage of the sign proposed on the entry feature located at the
intersection of State Highway 44 and Edgewood Lane, exceeds the one hundred (100) square feet
allowed within Eagle City Code. The applicant should be required to provide revised elevation
plans showing the face of the sign on the entry feature located at the intersection of State Highway
Page 4 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70-08 The River District MSP sign drf.doc
44 and Edgewood Lane does not exceed one hundred (100) square feet. The revised elevation
plans should be reviewed and approved by the Design Review Board prior to the City issuing a
sign permit for this site.
· Sheet SD-1, date stamped by the City on October 9,2008, indicates the planting density and plant
material proposed around both entry features is typical of the landscaping proposed around the two
multi-tenant monument signs. The applicant should be required to provide revised landscape
plans detailing the planting density and plant material proposed around the entry features located
at the intersection of State Highway 44 and Edgewood Lane and the intersection of East Riverside
Drive and Lone Cove Drive. The revised landscape plans should be reviewed and approved by the
Design Review Board prior to the issuance of sign permit for this site.
· The applicant is proposing to construct two multi-tenant monument signs along the frontage of
State Highway 44. Per Eagle City Code a shopping center is allowed a monument sign on each
street it fronts. Eagle City Code also permits any freestanding single tenant building within a
shopping center a monument sign. It is Eagle's goal to leave everyone with a favorable impression
of the community as one drives through this corridor, as this area defines the design standards for
the rest of the city. Therefore, site, building, and landscape design is reviewed carefully through
this corridor to help enhance Eagle's image. Signage is also one of the development features that is
carefully reviewed. It is recognized that signage shall provide for business identification, but
needs to minimize clutter and confusion on and off the site. Although monument signs are, in
part, allowed by code, it is the City's intention to minimize the number of monument signs along
State Highway 44 which greatly helps reduce the amount of clutter along the street. With that said
the current plan for Eagle Gateway South shows three (3) pad sites located along State Highway
44. Per Eagle City Code, each of these three (3) pads would be permitted a monument sign on
their site along State Highway 44. While it is staffs opinion that allowing only two (2) multi-
tenant monument signs is less intensive then the four (4) monument signs (one multi-tenant
monument and three individual monument signs) that could be installed along State Highway 44,
staff recognizes that State Highway 44 is within the Scenic Corridor and defers comment regarding
the size and number of monument signs along State Highway 44 to the Design Review Board.
· The applicant is requesting approval of master sign plan criteria for all future buildings proposed
within The River District. As noted within the justification letter date stamped by the City on
October 9, 2008, by obtaining approval of this master sign plan the applicant is requesting that a
separate master sign plan for each building not be a requirement. While staff can appreciate the
applicant wanting to reduce the number of applications staff has to complete in the future, staff
sees a few issues with a "canned" master sign plan for the entire development. While we can hope
that we have addressed any and all possibilities for the signage of all future tenants to be located
within buildings we have never seen the architectural features or elevations of, it is inevitable that
the one possibility that comes up will not be addressed in the criteria. If that is the case and the
developer is willing to consider other options, not written in the existing criteria, the entire master
sign plan for The River District will need to be modified to accommodate this change.
Just because a certain type of sign is permitted in the master sign plan does not guarantee that all
those signs would be appropriate on every building. The City has set a policy that when a design
review application is submitted for a commercial building, a design review sign application is
submitted at the same time. In the past the building was approved months prior to anyone thinking
about submitting a design review application for signage. By the time the sign application came
through for approval everyone had forgotten the specific materials used in the construction of the
building or if there was even areas to consider for signage. Usually by this time the building was
being constructed and making modifications to the building to allow for signage areas was
expensive or to change out the materials to allow for signs was impracticable. Allowing the Board
Page 5 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70-08 The River District MSP sign drf.doc
to review both the building and signage applications at the same time has reduced several of the
issues noted above and has provided a more unified product in the end. Staff believes this is
because signage placement, style, electrical, lighting, size, etc. have all been considered while the
building is still in the design stages of the process.
The written criteria that the applicant has provided has some great language and information
provided within it; however, with that said, staff does not believe that all the written criteria would
be approved as written. It is staff's opinion that the master sign plan criteria for The River District
needs to remain more general but tie up a few things such as the type, size, color, font, or if logos
would be permitted on the two multi-tenant monument signs. With that said, staff has created the
following criteria for The River District.
Master Sign Plan for The River District
1. Every owner of any proposed building within The River District shall be required to
submit signage plans to the subdivisions 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 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. Each building within The River District will be required to have a design review sign
application submitted with the approval of the building elevations.
3. Two identification monument signs for The River District are permitted per Exhibit
"A".
4. Two multi-tenant monument signs are permitted for the tenant located within The
River District to be constructed with the elements and colors shown on Exhibit "B".
a. Tenant are required to obtain approval from the developer or developer's
managing entity for written approval to place tenant signage on one of the muIti-
tenant monument signs.
b. Tenant copy shall be constructed of W' thick dimension cut out metal. Color to
be stainless steel. Text size shall be a minimum of 6" but no larger than 12" in
height. No logos are permitted.
5. No individual tenant monument signs are permitted.
· Staff defers comment regarding design and color of all proposed signs, including the monument
sign, 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 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).
Page 6 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70_08 The River District MSP sign drfdoc
BOARD DECISION:
The Board voted 3 to 0 (Barnes, McCullough, Niblett, and Whittaker absent) to approve DR-70-08
for a design review application for the master sign plan for The River District for Lonesome Dove
LLC/River District, 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:
I. Provide revised elevation plans showing the face of the sign on the entry feature located at the
intersection of State Highway 44 and Edgewood Lane does not exceed one hundred (100) square feet
measuring the boundary of the text only. The revised elevation plans shall be reviewed and approved
by two members of the Design Review Board prior to the City issuing a sign permit for this site.
2. Provide revised landscape plans detailing the planting density and plant material proposed around the
entry features located at the intersection of State Highway 44 and Edgewood Lane and the intersection
of East Riverside Drive and Lone Cove Drive. The revised landscape plans shall be reviewed and
approved by the Design Review Board prior to the issuance of sign permit for this site.
3. The following shall be the criteria for The River District:
Master Sign Plan for The River District
1. Every owner of any proposed building within The River District shall be required to
submit signage plans to the subdivisions 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 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. Each building within The River District will be required to have a design review sign
application submitted with the approval of the building elevations. Once a master
sign plan has been approved for a multi-tenant building, a design review sign
application shall be submitted to the City for each tenant sign proposed within the
multi-tenant building for City staff review and approval.
3. Two identification monument signs for The River District are permitted per Exhibit
"A".
4. Two multi-tenant monument signs are permitted for the tenant located within The
River District to be constructed with the elements and colors shown on Exhibit "B".
a. Tenant are required to obtain approval from the developer or developer's
managing entity for written approval to place tenant signage on one of the multi-tenant
monument signs.
b. Tenant copy shall be constructed of W' thick dimension cut out metal. Color to be
stainless steel. Text size shall be a minimum of6" B\:lt no larger thaH 12" in height.
No logos are permitted.
5. No individual tenant monument signs are permitted.
6. Other than the monument signs proposed herein, monument signs shall be prohibited.
4. Provide detailed cut sheets of the ground mounted light fixture proposed to illuminate the multi-tenant
monument signs. The cut sheets shall show style, size, wattage, luminaries, etc. The cut sheets shall
be reviewed and approved by staff prior to the City issuing a sign permit for the multi-tenant
Page 7 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70-08 The River District MSP sign drf.doc
monument signs.
5. 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.
6. Interior illumination is not permitted for monument signs.
7. A sign permit is required prior to the installation of any signs on this site.
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 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 October 9,2008.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-70-08) 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.
Page 8 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70_08 The River District MSP sign drf.doc
DA TED this 11 th day of December 2008.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
kL;CfuinnM
?;L~ ~J.", - ~dJvlc
~ Sharon K. Bergmann, Eagle City Clerk
Page 9 of9
K:\Planning DeptlEagle ApplicationslDr\2008IDR-70_08 The River District MSP sign drfdoc