Findings - DR - 2013 - DR-50-13 - Master Sign Plan For Eagle Towne Plaza/Signage For Id Youth Ranch BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN )
PLAN FOR EAGLE TOWNE PLAZA, )
INCLUDING SIGNAGE FOR THE IDAHO )
YOUTH RANCH FOR GUHO CORPORATION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-50-13
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 10, 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:
Guho Corporation, represented by Nick Guho, is requesting design review sign approval for the
master sign plan for Eagle Towne Plaza, including signage for the Idaho Youth Ranch. The site is
located on the northeast corner of West State Street and Eagle Glen Road at 300 West State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 4, 2013.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On April 25, 2013, the Eagle Design Review Board approved a design review application to
modify the exterior building elevations of the Old King's building, including revising the parking
and updating the landscaping for the site(DR-10-13).
D. COMPANION APPLICATIONS: None
E. ZONING DESIGNATION: CBD (central business district)
F. SIGNAGE:
Tenant Building Wall Signs
Sign Data Proposed Required
Wall Sign Dimensions Varies depending on tenant name and logo As limited within this application
Area of Signage Varies depending on tenant name and logo 10% of the face of the building
(maximum)
Illumination Halo illuminated/Exposed neon/Non Interior-illumination prohibited
illuminated
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Idaho Youth Ranch Building Wall Sign(south elevation)
Sign Data Proposed Required
Wall Sign Dimensions 8' 2"high x 19' 4"wide N/A
Area of Signage 112-square feet(approximately) 273-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Idaho Youth Ranch Building Wall Sign(north elevation)
Sign Data Proposed Required
Wall Sign Dimensions 2' high x 8' wide N/A
Area of Signage 16-square feet(approximately) 273-square feet(maximum)
Illumination Non illuminated Interior-illumination prohibited
Monument Sign
Sign Data Proposed Required
Sign Dimensions 7' 10"high x 12' 4"wide 8' high(maximum)
Area of Signage 40-square feet(approximately) 60-square feet(maximum)
Illumination 70 watt HPS ground mounted light fixtures Interior-illumination prohibited
Sign Landscaping 375-square feet(approximately) 120-square feet(minimum)
Hanging Tenant Sign
Sign Data Proposed Required
Wall Sign Dimensions 1' 6"high x 3' wide As limited within this application
Area of Signage 4.5-square feet As limited within this application
Illumination Non-illuminated Interior-illumination prohibited
G. SIGN MATERIALS:
Monument Sign: Brick veneer,pre-cast concrete sill, stucco, aluminum background panels painted
antique white,aluminum letters painted white,composition shingles
Freehanging Signs: Square tube aluminum or steel, painted black with aluminum or steel
background panels painted beige(to match color of building),with tenant name and logo.
Idaho Youth Ranch Thrift Store Sign: Aluminum reverse pan channel letters painted hunter red,
pegged off the face of the building, and halo illuminated with LED. An aluminum background
panel to be mounted flush to the face of the building is proposed behind the letters in order to
provide a consistent halo look to the sign illumination.
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC:None received to date
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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-8(B)
FREEHANGING SIGNBOARD: A sign attached underneath a canopy, awning or colonnade.
• Eagle City Code Section 8-2A-8(C)(2)(d)
For multi-tenant buildings which are within the DDA or TDA monument signs shall not
exceed eight feet (8') in height and the sign area shall not exceed sixty (60) square feet per
side.
• Eagle City Code Section 8-2A-8(C)(4)
Freehanging Signboards:
a. Freehanging signboards shall not exceed eight(8)square feet nor shall any such sign
extend beyond the porch or canopy to which it is attached.
b. A minimum distance of seven feet six inches(7'6")shall be required between a
walkway and the bottom of a freehanging signboard.
• Eagle City Code Section 8-2A-8(C)(13) Sign Illumination:
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.
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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)(14)
Landscaping: Landscaping shall be provided at the base of all monument signs. Landscape
plans shall be prepared by or under the responsible control of a licensed landscape architect
with said plans to be duly stamped to clearly identify the preparer. The amount required shall
be three(3)times the size of the largest sign area.
C. DISCUSSION:
• Staff recommends the following changes to the applicant's document titled "Eagle Towne Plaza
Master Sign Plan", with strike thru text to be deleted and underlined text to be added so as to be in
compliance with Eagle City Code.
Eagle Towne Plaza
Master Sign Plan
August-241-3
This criterion has been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Eagle Towne Plaza shall be required to submit
signage plans to the 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 tenant within Eagle Towne Plaza will be required to have a design review sign
application submitted with the approval of the building elevations.
3. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the criteria
set forth hereafter.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit,brackets,fasteners or wiring of any type will be permitted. No raceways
will be permitted.
6. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
B. NUMBER,LOCATION,DESIGN AND CONSTRUCTION OF SIGNS:
1. Multi-tenant Entry Monument Sign
a) One double face entry monument sign shall be allowed at the main entrance at 300 W.
State Street(see Exhibit A).
b) The monument sign will be 8'high with a sign area of approximately 60 square feet.
c) The monument sign will be externally illuminated by two 70-watt high pressure sodium
ground mounted light fixtures(one on each side of the sign).
d) This multi-tenant monument sign will be used by the tenants located in the buildings.
Tenants shall receive written approval from the managing entity.
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e) The background color of all tenant panels shall be Matte Antique White and 3M vinyl for
copy.
f) Tenants are permitted to place their text and logo on the background panel on the
monument sign.
2. Building Wall Signs
a) Exterior wall signs shall be individual reverse pan channel letters or open pan channel
letters with exposed neon. Halo illuminated with neon or L.E.D. pegged off the face of
the building 1"to 1/2". The size of tenant's building wall sign(s)shall not exceed 10%of
the surface area of the building as defined within Eagle City Code.
b) A sign permit is required prior to the installation of any signs on this site.
c) Other types of wall signs will be considered,provided it is allowed in the Individual
building's master sign plan, non-illuminated reverse pan channel letters installed flush to
fascia.
d) Tenants will be allowed to use their fonts and colors for their logo. All tenant's
identification designs, copy, color and shapes shall require Landlord and City of Eagle's
approval.
3. Freehanging Signs:
ad) Tenants shall be permitted building double sided non-illuminated hanging signs in which
they occupy tenant space per the master sign plan for their space. Panels to be 1/8"
painted steel or aluminum with 3M vinyl copy.
e) Tenants will be allowed to use their fonts and colors for their logo. All tenant's
identification designs, copy, color and shapes shall require Landlord and City of Eagle's
approval.
4. Miscellaneous Signs:
a€) Tenants are allowed 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.
bg) Tenants are allowed window signs as long as the total window area covered does not
exceed twenty five percent(25%)of the total window area of all windows facing public
streets
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation or service of signage.
2. Tenant or his representative shall be responsible for cost of maintenance, service,repair or
replacement of tenant's sign,time clock or electrical wiring.
3. Tenant shall be required to keep his/her sign in working order and all surfaces shall be
maintained in good condition. Tenant shall also be responsible for any repair or painting for
wall upon leaving of said space.
4. 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 texture,color,and material
used in the construction of the building.
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5. Tenants or his representative should contact the managing entity for a list of approved sign
vendors.
6. Conformance will be strictly enforced and any non-conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
• The applicant is requesting approval of a master sign plan for the multi-tenant building which
includes building wall, monument, and freehanging signage for future tenants. The building
elevations, date stamped by the City on September 13, 2013, show the general sign locations for
future tenants. The applicant is also requesting approval of building wall signage for the Idaho
Youth Ranch. The size and location of the proposed Idaho Youth Ranch sign meets the criteria as
specified within the master sign plan for this 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 10, 2013,
at which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 4 to 0 (McCullough, Grubb, and Hull absent)to approve DR-50-13 for a design
review application for the master sign plan for Eagle Towne Plaza,including signage for the Idaho
Youth Ranch, for Guho Corporation with the following staff recommended site specific conditions
of approval and standard conditions of approval with text shown with underline to be added by the
Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. All signs shall comply with the master sign plan criteria for the Eagle Towne Plaza Master Sign Plan
as modified herein.
2. The following document titled"Eagle Towne Plaza Master Sign Plan", shall be the master sign plan
criteria for the multi tenant building.
Eagle Towne Plaza
Master Sign Plan
This criterion has been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Eagle Towne Plaza shall be required to submit
signage plans to the 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
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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 tenant within Eagle Towne Plaza will be required to have a design review sign
application submitted with the approval of the building elevations.
3. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the criteria
set forth hereafter.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit,brackets,fasteners or wiring of any type will be permitted. No raceways
will be permitted.
6. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
B. NUMBER,LOCATION,DESIGN AND CONSTRUCTION OF SIGNS:
3. Multi-tenant Entry Monument Sign
a) One double face entry monument sign shall be allowed at the main entrance at 300 W.
State Street(see Exhibit A).
b) The monument sign will be 8'high with a sign area of approximately 60 square feet.
c) The monument sign will be externally illuminated by two 70-watt high pressure sodium
ground mounted light fixtures(one on each side of the sign).
d) This multi-tenant monument sign will be used by the tenants located in the buildings.
Tenants shall receive written approval from the managing entity.
e) The background color of all tenant panels shall be Matte Antique White and 3M vinyl for
copy.
f) Tenants are permitted to place their text and logo on the background panel on the
monument sign.
4. Building Wall Signs
a) Exterior wall signs shall be individual reverse pan channel letters or open pan channel
letters with exposed neon. Halo illuminated with neon or L.E.D.pegged off the face of
the building 1"to 1/2". The size of tenant's building wall sign(s)shall not exceed 10%of
the surface area of the building as defined within Eagle City Code.
b) A sign permit is required prior to the installation of any signs on this site.
c) Other types of wall signs will be considered,provided it is allowed in the Individual
building's master sign plan, non-illuminated reverse pan channel letters installed flush to
fascia.
d) Tenants will be allowed to use their fonts and colors for their logo. All tenant's
identification designs, copy, color and shapes shall require Landlord and City of Eagle's
approval.
3. Freehanging Signs:
a) Tenants shall be permitted building double sided non-illuminated hanging signs in which
they occupy tenant space per the master sign plan for their space. Panels to be 1/8"
painted steel or aluminum with 3M vinyl copy.
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b) Tenants will be allowed to use their fonts and colors for their logo. All tenant's
identification designs, copy, color and shapes shall require Landlord and City of Eagle's
approval.
4. Miscellaneous Signs:
a) Tenants are allowed 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.
b) Tenants are allowed window signs as long as the total window area covered does not
exceed twenty five percent(25%)of the total window area of all windows facing public
streets
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation or service of signage.
2. Tenant or his representative shall be responsible for cost of maintenance, service,repair or
replacement of tenant's sign,time clock or electrical wiring.
3. Tenant shall be required to keep his/her sign in working order and all surfaces shall be
maintained in good condition. Tenant shall also be responsible for any repair or painting for
wall upon leaving of said space.
4. 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 texture,color,and material
used in the construction of the building.
5. Tenants or his representative should contact the managing entity for a list of approved sign
vendors.
6. Conformance will be strictly enforced and any non-conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
3. A sign permit is required prior to the installation of any signs on this site.
4. Provide revised elevations of the Idaho Youth Ranch Thrift Store monument panel, emphasizing the
Idaho Youth Ranch and minimizing the"Thrift Store"portion of the sign. The revised elevations shall
be reviewed and approved by staff and two members of the Design Review Board prior to the issuance
of a sign permit.
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.
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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 4, 2013.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-50-13) 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 24th day of October 2013.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
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Sharon K. Bergmann, Eagle City Clerk •••duldos``•�
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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