Findings - DR - 2011 - DR-10-05 MOD2 - Modification To The Master Sign Plan For A Multi-Tenant Office Building BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MODIFICATION TO )
THE MASTER SIGN PLAN FOR A MULTI- )
TENANT OFFICE BUILDING,INCLUDING )
SIGNAGE FOR JACOB JARVIS ORTHODONTICS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-10-05 MOD2
The above-entitled design review application came before the Eagle Design Review Board for their
consideration on October 13, 2011. 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:
Jacob Jarvis, represented by Tony Meade with Idaho Electric Signs, is requesting design review
approval to modify the master sign plan for a multi-tenant office building. The applicant is also
requesting approval of signage for Jacob Jarvis Orthodontics. The site is located on the north side
of East State Street approximately 280-feet west of Hill Road at 1005 East Winding Creek Drive
within Winding Creek Subdivision.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 12, 2011.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 12, 2005, the Eagle City Council approved a design review sign application for the
master sign plan for a multi-tenant office building(DR-10-05).
On January 20, 2009, the Eagle City Council approved a design review sign application to modify
the master sign plan for a multi-tenant office building(DR-10-05 MOD).
D. COMPANION APPLICATIONS:None.
E. ZONING DESIGNATION: MU-P(Mixed Use with planned unit development).
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F. SIGNAGE:
Monument Sign
Sign Data Proposed Required
Sign Dimensions 6' 6"high x 7' 6"wide 6' high(maximum)*
Area of Signage 10-square feet(approximately) 30-square feet(maximum)*
Illumination Two high pressure sodium ground mounted Interior-illumination prohibited
light fixtures
Sign Landscaping 225-square feet(approximately) 20-square feet(minimum)
*Note:Allowed height and square footage when the monument sign is located within 40'of a building.
Jacob Jarvis Building Wall Sign (north building elevation—Tenant 1)
Sign Data Proposed Required
Wall Sign Dimensions 2' 7 1/4"high x 13' 7 1/2"wide As limited within this application
Area of Signage 36-square feet(approximately) 40-square feet(maximum)
Illumination Jacob Jarvis - Halo illuminated Interior-illumination prohibited
Orthodontics—Internally illuminated
Jacob Jarvis Building Wall Sign(south building elevation—Tenant 1)
Sign Data Proposed Required
Wall Sign Dimensions 1' 9 '/2"high x 9' 6"wide As limited within this application
Area of Signage 17-square feet(approximately) 40-square feet(maximum)
Illumination Jacob Jarvis- Halo illuminated Interior-illumination prohibited
Orthodontics—Internally illuminated
Tenant 2 Building Wall Sign(north building elevation)
Sign Data Proposed Required
Wall Sign Dimensions As limited within this application As limited within this application
Area of Signage As limited within this application 30-square feet(maximum)
Illumination Halo illuminated or non illuminated Interior-illumination prohibited
Tenant 2 Building Wall Signs(south building elevation)
Sign Data Proposed Required
Wall Sign Dimensions As limited within this application As limited within this application
Area of Signage As limited within this application 30-square feet(maximum)
Illumination Halo illuminated or non illuminated Interior-illumination prohibited
G. SIGN MATERIALS:
Jacob Jarvis Building Wall Sign—2 1/2" aluminum returns painted light green and illuminated with
green LED. The Orthodontics sign will be push through letters overlaid with translucent vinyl.
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Monument Sign — Stone sign in the shape of a person with smile and letters to be routed form
white dibond pegged off the face of the rock.
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)
ILLUMINATION, INTERNAL: Illumination of a sign from a light source that is concealed or
contained within the sign and becomes visible in darkness through a translucent surface. This
includes characters, letters, figures, designs or outline which is illuminated by gas filled
luminous tubes, such as neon, argon or fluorescent.
• Eagle City Code Section 8-2A-8(C)(1)
Intent: It is the intent of this subsection to encourage interesting, creative and unique
approaches to the design of signs. Sign materials and overall appearance shall compliment the
building architecture and colors as determined by the Design Review Board.
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• Eagle City Code Section 8-2A-8(C)(5)(d)
A freestanding single tenant building,not in a shopping center, shall be permitted to construct,
erect and maintain one monument sign per street that it abuts to identify the business to which
it pertains. The exposed surface of any such sign shall not exceed fifty (50) square feet per
exposed surface except that the exposed surface of any such sign within forty feet (40') of a
building shall not exceed six feet(6') in height and thirty(30)square feet per exposed surface.
• 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.
1. Permitted Illumination:
a. Floodlighting: Permitted only through the use of incandescent and high pressure
sodium light sources. Metal halide is not permitted as a light source.
b. Exposed neon: Permitted when used to create the sign letter(s)or as an architectural
element as part of the sign design. A maximum of four hundred thirty(430)milliamps
is permitted.
c. Halo illumination.
2. Prohibited Illumination:
a. Internal illumination: All types.
• 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:
• On April 12, 2005, the Eagle City Council approved a design review sign application for the
master sign plan for a multi-tenant office building (DR-10-05). On January 20, 2009, the Eagle
City Council approved a design review sign application to modify the master sign plan for a multi-
tenant office building (DR-10-05 MOD). The applicant is requesting approval to modify the
master sign plan to change the design of the monument sign and approved building wall sign
locations. The design of the previous monument sign included a stone base, siding and trim cap
which all match the materials and colors used in the construction of the building. The face of the
sign had space for two tenants to locate their business logo and/or identification on. The applicant
is requesting to modify the monument sign to be constructed out of stone to look like a person.
Only one tenant sign is proposed to be located on the body of the person/monument sign.
While Eagle City Code states that the intent of the code is to encourage interesting, creative and
unique approaches to the design of signs, it also states that the sign materials and overall
appearance shall compliment the building architecture and colors as determined by the Design
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Review Board and insure that any such proposals to not detract from the function of, or design of,
buildings, structures, surrounding properties, neighborhoods, or streets. Staff defers comment
regarding the design of the proposed monument sign to the Design Review Board. However, if the
Board determines that the proposed monument sign design is acceptable, the overall height of the
monument sign exceeds that which is permitted within Eagle City Code and the applicant should
be required to provide revised elevation plans showing the height of the monument sign does not
exceed six feet (6') in overall height. The revised elevation plans should be reviewed and
approved by staff prior to the issuance of a sign permit.
• The applicant is proposing to use push through letters for the "Orthodontics" portion of the
building wall sign. The elevation plans indicate that a white translucent vinyl is to be used on the
push through letters. Pursuant to past action by the City Council push through letters meet the
intent of halo illuminated letters as defined in Eagle City Code as the light source is not visible and
is concealed or contained within the sign or located between the sign and the structure/wall.
Illumination from the source of light becomes visible in darkness when the light is reflected off of
the wall/structure upon which the sign is attached. When push through letters are proposed a
premium opaque vinyl is required to be used on the face of the letters leaving a maximum width of
exposed area of 1/8-inch. This opaque vinyl prohibits the light from shining through the letters but
leaving an illuminated outline of the letters which is visible. The applicant should be required to
provide a revised elevation plan showing the "orthodontics"to have a premium opaque vinyl over
the letters leaving only 1/8-inch visible area where the illumination will be visible. The revised
elevation plans should be reviewed and approved by staff prior to the issuance of a sign permit.
• Staff recommends the following changes to the applicant's document titled "Master Sign Plan
Criteria for a Multi-tenant Office Building 1005 Winding Creek Drive", 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 Criteria
For a Multi-Tenant Office Building
1005 Winding Creek Drive
GENERAL REQUIREMENTS
1. Each tenant shall be required to submit signage plans to the Landlord or managing entity for
written approval prior to fabrication and installation. A design review application,
accompanied by written approval of the Landlord or managing entity, shall be submitted to the
City for any proposed signs for staff review and approval. All signs shall be in compliance
with the criteria state 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. Tenant must obtain and pay for all permits for signs and installation.
3. Landlord has the right to disapprove of tenant sign and/or installation.
4. All of Tenant's signs shall be constructed and installed at Tenant's sole expense.
5. Even after design approval,no signs shall be installed without advance notice to Landlord, and
if Landlord elects,under the supervision of Landlord or its agent or contractor
6. Sign plans shall comply with all application conditions of this sign plan and the sign plan for
the subdivision.
GENERAL SPECIFICATIONS
1. No animated, flashing or audible signs will be permitted.
2. No internal illumination will be permitted.
3. All signs and their installation shall comply with local,building and electrical codes.
4. Individual tenant pylon,monument, or pole signs will not be permitted.
5. No sign of any sort will be permitted on canopy roofs or building roofs.
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GENERAL SIGN DESIGN, CONSTRUCTION,AND LOCATIONS
1. Monument sign will be constructed as follows:
a) Monument sign dimensions to be 7' 6"wide by 6' high by 1' 6" deep. 108"wide by
78"high by 28"deep.
b) Construction materials shall be stone • • . -: . . •• . .: per
attached design(Exhibit A) •c) . . - - - - . . .
e) Sign face dimensions shall be 6' wide by 1' 6"high 60"wide maximum by 33"high
maximum constructed from routed diabond,painted white and pegged off the face of
the sign.' , ! . . •• . . .,•. .. . -- -- 9 . .. • •• . _.
building exterior e„ler
" • • .. . . . . .." .. . _ _. -
1 " .. - •. ::•• -- °. . - -- . .,• ' •g) The floodlights used to illuminate the monument sign 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 provided a 12 month screen
of sufficient height and density to conceal fixtures.
h) Interior illumination is not permitted for monument signs.
2. Building wall signage will be constructed as follows:
a) Each tenant will be entitled to one building wall sign on the north elevation and one
building wall sign on the south elevation.
b) Building wall signage shall be placed within the approved sign areas as designated on
Exhibit A G showing the primary location on the north elevation and the secondary
location on the south elevation designate on Exhibit B 13.
c) No wall signs are permitted on the east or west elevations.
d) On the south elevation,the bottom of the building wall signage must be a minimum of
10 feet from grade.
e) On the north elevation,the building wall signage must be placed within gable as
shown on Exhibit A G.
f) All building wall signs are to be halo-illuminated, individual pan channel letters or
non illuminated individual letters.
g) The building wall sign may include a logo mark. _ ._ ••.. . . . , ._ . .
illuminated.
h) All text and/or logo are to be painted flat/matt colors per tenant's identity program.
i) All wall sign elements shall be stud mounted with a minimum of 1/4"off the face of the
building to a maximum of 2"from wall surface.
j) The wall signage illumination shall be LED lighting.
k) No electrical conduits or raceways are permitted.
1) Push Through Signage Requirements:
1) Push through letters shall be acrylic or plexi-glass letters.
2) Push through letters shall be a maximum depth of from the face of the
background of the sign.
3) Maximum width of the exposed acrylic/plexi-glass for any push through letters or
logos is 1/8".
4) Premium opaque vinyl is required on the face of any push through letters or logos.
No intermediate vinyl is permitted.
3. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code.
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4. Any signage on doors or windows shall comply with Eagle City Code.
5. 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.
6. A sign permit is required for all proposed signs within the Multi-tenant office building.
• 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 to consider the application was held before the Design Review Board on October 13, 2011,
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(McCullough, Grubb, Comstock, and Hull absent)to approve DR-10-05
MOD2 for a design review application to modify the master sign plan for a multi-tenant office
building, including signage for Jacob Jarvis Orthodontics for Jacob Jarvis,with the following staff
recommended site specific conditions of approval and standard conditions of approval with text
shown with strike thru to be deleted by the Board and text shown with underline to be added by
the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide revised elevation plans showing the height of the monument sign does not exceed six feet(6')
in overall height. The revised elevation plans shall be reviewed and approved by staff prior to the
issuance of a sign permit.
2. Provide a revised elevation plan showing "orthodontics" to have a premium opaque vinyl over the
letters leaving only 1/8-inch visible area where the illumination will be visible. The revised elevation
plans shall be reviewed and approved by staff prior to the issuance of a sign permit
3. The following document titled "Master Sign Plan for a Multi-tenant Office Building, 1005 Winding
Creek Drive", shall be the master sign plan criteria for this multi-tenant office building.
Master Sign Plan Criteria
For a Multi-Tenant Office Building
1005 Winding Creek Drive
GENERAL REQUIREMENTS
1. Each tenant shall be required to submit signage plans to the Landlord or managing entity for
written approval prior to fabrication and installation. A design review application,
accompanied by written approval of the Landlord or managing entity, shall be submitted to the
City for any proposed signs for staff review and approval. All signs shall be in compliance
with the criteria state 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. Tenant must obtain and pay for all permits for signs and installation.
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3. Landlord has the right to disapprove of tenant sign and/or installation.
4. All of Tenant's signs shall be constructed and installed at Tenant's sole expense.
5. Even after design approval, no signs shall be installed without advance notice to Landlord,and
if Landlord elects,under the supervision of Landlord or its agent or contractor
6. Sign plans shall comply with all application conditions of this sign plan and the sign plan for
the subdivision.
GENERAL SPECIFICATIONS
1. No animated, flashing or audible signs will be permitted.
2. No internal illumination will be permitted.
3. All signs and their installation shall comply with local,building and electrical codes.
4. Individual tenant pylon,monument, or pole signs will not be permitted.
5. No sign of any sort will be permitted on canopy roofs or building roofs.
GENERAL SIGN DESIGN, CONSTRUCTION,AND LOCATIONS
1. Monument sign will be constructed as follows:
a) Monument sign dimensions to be 7' 6"wide by 6' high by 1' 6"deep.
b) Construction materials shall be stone per attached design(Exhibit A)
c) Sign face dimensions shall be 6' wide by l' 6"high 60"wide maximum by 33"high
maximum constructed from routed diabond,painted white and pegged off the face of
the sign.
d) The floodlights used to illuminate the monument sign 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 provided a 12 month screen
of sufficient height and density to conceal fixtures.
e) Interior illumination is not permitted for monument signs.
2. Building wall signage will be constructed as follows:
a) Each tenant will be entitled to one building wall sign on the north elevation and one
building wall sign on the south elevation.
b) Building wall signage shall be placed within the approved sign areas as designated on
Exhibit A showing the primary location on the north elevation and the secondary
location on the south elevation designate on Exhibit B.
c) No wall signs are permitted on the east or west elevations.
d) On the south elevation,the bottom of the building wall signage must be a minimum of
10 feet from grade.
e) On the north elevation,the building wall signage must be placed within gable as
shown on Exhibit A.
f) All building wall signs are to be halo-illuminated, individual pan channel letters or
non illuminated individual letters.
g) The building wall sign may include a logo mark.
h) All text and/or logo are to be painted flat/matt colors per tenant's identity program.
i) All wall sign elements shall be stud mounted with a minimum of 1/4"off the face of the
building to a maximum of 2"from wall surface.
j) The wall signage illumination shall be LED lighting.
k) No electrical conduits or raceways are permitted.
1) Push Through Signage Requirements:
1) Push through letters shall be acrylic or plexi-glass letters.
2) Push through letters shall be a maximum depth of/2"from the face of the
background of the sign.
3) Maximum width of the exposed acrylic/plexi-glass for any push through letters or
logos-is 1/8".
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4) Premium opaque vinyl is required on the face of any push through letters or logos.
No intermediate vinyl is permitted.
3. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code.
4. Any signage on doors or windows shall comply with Eagle City Code.
5. 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.
6. A sign permit is required for all proposed signs within the Multi-tenant office building.
4. A sign permit is required prior to the installation of any signs on this site.
5. Provide written approval from the Winding Creek Business Association approving the proposed
monument sign prior to the issuance of a sign permit. If the Winding Creek Business Association does
not approved the proposed monument sign but approves a different style monument sign, the new
monument sign shall be approved by staff and one member of the Design Review Board. As long as
the new monument sign meets the dimensions allowed within Eagle City Code, the new design shall
not required City Council approval.
6. The height, width, and general shape of the rock monument sign, as shown on the elevation plan date
stamped by the City on October 12, 2011, shall by how the sign is built. If changes are to be made in
the general design, the applicant shall show the proposed changes to staff and one member of the
Design Review Board prior to the sign being constructed.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
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
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completion for this project.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on October 12, 2011.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-10-05 MOD2) 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.
3. The Board recognizes that the design of the monument sign is different from any sign ever proposed
within the City; however, the Board recommends approval of the monument sign because it is
interesting, creative, and unique as designed. The Board determined that the stone used in the
construction of the monument sign complements the stone used on the surrounding buildings and the
stone located within the landscape areas.
DATED this 10th day of November 2011.
DESIGN REVIEW BOARD
OF THE CI OF EAGLE
Ada C, . aho
............
Eric R. cCullough, Chairman •C••"'.............
�•• cO R P
r
: • 9Aim :
ATTEST: a•_AN,
A • i
gypealiy1 dCtr '0,,OP 0'y •�d •9L :* •
y Sharon K. Bergmann, Eagle City Clerk ...""""'....
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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