Findings - DR - 2013 - DR-45-12 - Master Sign Plan For Multi-Tenant Retai/Office Building/Wall Signage For Virtual It 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 )
INCLUDING BUILDING WALL SIGNAGE FOR )
VIRTUAL IT FOR TAVIS AND BROOK RECHE )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-45-12
The above-entitled design review application came before the Eagle Design Review Board for their action
on September 27, 2013, October 11, 2013, October 25, 2013,November 8, 2013, and April 25, 2013. 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:
Tavis and Brooke Reche,represented by Walter Lindgren with Johnson Architects, are
requesting design review approval of a master sign plan for a multi-tenant retail/office
building, including building wall signage for Virtual IT. The site is located on the northeast
corner of North 1st Street and Idaho Street at 120 North 1st Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 23, 2012. Supplemental
information was provided April 8, 2013.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 27, 2012, the Board voted 5 to 0 (McCullough and Hull absent) to continue the
design review sign application for the master sign plan for the Virtual IT building(DR-45-12).
On October 11, 2012, the Board voted 3 to 0 (McCullough, Grubb, Hull, and Pascua absent) to
continue the design review sign application for the master sign plan for the Virtual IT building
(DR-45-12).
On October 25, 2013, the Board voted 5 to 0 (McCullough and Pascua absent) to continue the
design review sign application for the master sign plan for the Virtual IT building(DR-45-12).
On November 8, 2013, the Board voted 3 to 0 (McCullough, Comstock,Pascua, and Hull absent)
to remand the design review sign application for the master sign plan for the Virtual IT building to
staff(DR-45-12).
On November 8, 2012, the Board voted 3 to 0 (McCullough, Comstock,Pascua, and Hull absent)
to approve the design review application for the multi-tenant office/retail and residential
apartments(DR-44-12).
On November 27, 2012, the Eagle City Council voted 4 to 0 to approve the administrative appeal
to pave the alley adjacent to the north property line(AA-02-12).
D. COMPANION APPLICATIONS: DR-44-12 (design review application for retail/office/apartment
building).
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E. ZONING DESIGNATION: CBD(Central Business District).
F. SIGNAGE:
Virtual IT Building Wall Sign(west elevation)
Sign Data Proposed Required
Wall Sign Dimensions 2' high x 8' 8"wide N/A
Area of Signage 18-square feet(approximately) 20-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Future Tenant Building Wall Sign(west elevation)
Sign Data Proposed Required
Wall Sign Dimensions Varies depending on tenant's font and logo. 10% of the total area of the
building face(maximum)
Area of Signage Varies depending on tenant's font and logo. 20-square feet(maximum)
Illumination To be determined. Interior-illumination prohibited
Future Tenant Building Wall Sign(south elevation)
Sign Data Proposed Required
Wall Sign Dimensions Varies depending on tenant's font and logo. 10% of the total area of the
building face(maximum)
Area of Signage Varies depending on tenant's font and logo. 20-square feet(maximum)
Illumination To be determined. Interior-illumination prohibited
G. SIGN MATERIALS:
Virtual IT Building Wall Signs - Aluminum channel letters painted red and black. Halo
illuminated with white LED.
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-8(C) (13)
Sign Illumination:
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a. The city must find that any illuminated sign permitted under the specific regulations
within this article 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,while encouraging energy efficient lighting.
b. 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.
c. Floodlighting is permitted only through the use of incandescent and high pressure
sodium light sources.
d. Exposed neon is permitted when used to create the sign letter(s)or as an architectural
element as part of the sign design. A clear covering may be permitted for protection of the
neon element.
e. Halo illumination is permitted.
f.Metal halide is not permitted as a light source for signage.
g. All types of internal illumination is prohibited, except for automated signs and drive-
through/drive-up service menu board signs as regulated in this article.
• Eagle City Code Section 8-2A-8(C)(15)
Master Sign Plan: A"master sign plan", as defined by this article,shall be required to be
submitted to the city for review and approval.The purpose of a master sign plan is to
coordinate signs, and create a plan that establishes a building or site's overall sign design. The
master sign plan shall show sign colors,styles and locations of buildings,maximum size,
illumination, and materials to be used.
The master sign plan may be approved by the city with elements that require suspension or
relaxation of the height, area,number of signs, or locations of signs specified within this
article if the city council finds that extraordinary conditions exist which allow suspension or
relaxation,but that any suspension or relaxation will still meet the intent of this article and:
a. The development site contains unique or unusual physical conditions such as
topography,proportion, size or relation to a public street that would limit or restrict normal
sign visibility, or
b. The proposed or existing development exhibits unique characteristics of land use,
architectural style, site location,physical scale,historical interest or other distinguishing
features that justify variation from conventional development; or
c.The proposed signage incorporates special design features such as logos,emblems,
murals,statuaries or similar architectural elements that are designed in a manner
determined by the city to be architecturally compatible to the sign and area.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for the multi-tenant
retail/office building, including building wall signage for Virtual IT. Staff recommends the
following changes to the applicant's master sign plan criteria,with underlined text to be added so
as to be in compliance with Eagle City Code.
Master Sign Plan for
120 North 15t Street
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General Note:
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.
Sign Design and Specifications(Typ.):
1. Wall sign materials may consist of cast metal,fiberglass,plastic,acrylic(or sim.)and shall
be a minimum of and a maximum of 8"thick. Wall signs may be surface-mounted or
held off face of building.
2. Neon signage is not allowed.
3. Backlit or illuminated sign cabinets are not allowed.
4. Wall signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and
logos shall be as proposed by individual tenant(typ.).
5. Wall sign size and locations: Proposed wall sign locations are as illustrated on building
elevation sheets. Wall signs shall not exceed 10' in length and shall not exceed 20-square
feet(typ.).
6. Wall sign illumination:
a. Each building façade shall be provided with electrical power for gooseneck
lighting (@ 4'+/- o.c.). There are three (3) proposed wall-mounted gooseneck
light fixtures (LT-1) at south elevation (indicated as the retail tenant's primary
option).
b. Wall signs may be "halo" illuminated, as defined in City ordinance. In cases
where wall sign is to be halo illuminated, gooseneck fixtures shall not be installed.
Signs Application and Locations(Typ.):
1. Because both Virtual IT and the future boutique retail tenant occupy a corner tenant space
of the building (specifically along First Street),each shall be allowed to have one(1) wall
sign at each face of building that specifically defines their tenant space within the
specifically designated sign areas as indicated on the sign plan.
2. Wall signs may be parallel or perpendicular to the face of the building. If any such sign
overhangs the sidewalk, a minimum vertical clearance of 7' 6" shall be maintained
between the bottom of the sign and the sidewalk.
3. Each business may elect to install a freehanging signboard at the underside of the canopy
of their briar storefront entrance in addition to the primary wall signs as described.
4. Any other signage on doors or windows shall comply with Eagle City Code.
5. One special portable sign per business shall be permitted. Said sign shall be a maximum of
16-square feet and 4-feet high.
Monument Signs(Typ.):
1. None proposed.
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 September 27,
2013. The Board continued the item to October 11, 2013, October 25, 2013, November 8, 2013, and
April 25, 2013, at which time the Board made their decision.
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B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 5 to 0 (McCullough and Martin absent)to approve DR-45-12 for a design review
sign application for a master sign plan for a multi-tenant retail/office building, including building
wall signage for Virtual IT for Tavis and Brooke Reche,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. The following shall be the master sign plan criteria for the businesses located within the multi-tenant
retail/office building located at 120 North 1St Street:
Master Sign Plan for
120 North 1 S`Street
General Note:
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.
Sign Design and Specifications (Typ.):
1. Wall sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be a
minimum of'A" and a maximum of 8"thick. Wall signs may be surface-mounted or held off face
of building.
2. Neon signage is not allowed.
3. Backlit or illuminated sign cabinets are not allowed.
4. Wall signs shall consist of individual letters and/or logos. Fonts (styles and sizes)and logos shall
be as proposed by individual tenant(typ.).
5. Wall sign size and locations: Proposed wall sign locations are as illustrated on building elevation
sheets. Wall signs shall not exceed 10' in length and shall not exceed 20-square feet(typ.).
6. Wall sign illumination:
a. Each building facade shall be provided with electrical power for gooseneck lighting (@ 4'+/-
o.c.). There are three (3) proposed wall-mounted gooseneck light fixtures (LT-1) at south
elevation(indicated as the retail tenant's primary option).
b. Wall signs may be"halo"illuminated, as defined in City ordinance. In cases where wall sign
is to be halo illuminated, gooseneck fixtures shall not be installed.
Signs Application and Locations(Typ.):
1. Because both Virtual IT and the future boutique retail tenant occupy a corner tenant space of the
building (specifically along First Street), each shall be allowed to have one (1) wall sign at each
face of building that specifically defines their tenant space within the specifically designated sign
areas as indicated on the sign plan.
2. Wall signs maybe parallel or perpendicular to the face of the building. If any such sign overhangs
the sidewalk,a minimum vertical clearance of 7' 6"shall be maintained between the bottom of the
sign and the sidewalk.
3. Each business may elect to install a freehanging signboard at the underside of the canopy of their
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briar storefront entrance in addition to the primary wall signs as described.
4. Any other signage on doors or windows shall comply with Eagle City Code.
5. One special portable sign per business shall be permitted Said sign shall be a maximum of 16-
square feet and 4-feet high.
Monument Signs(Typ.):
1. None proposed.
2. A sign permit is required prior to the installation of any signs on this site.
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
completion for this project.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on August 23, 2013.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-45-12) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
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DATED this 9th day of May 2013.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
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Eric R. McCullough, Chairman ,°°' ,,,°
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Sharon K. Bergmann, Eagle C. y Clerk i) ,,,
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Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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