Findings - DR - 2020 - DR-20-20 - Msp For Office Bldg In Merrill Sub No 4 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 OFFICE )
(BUSINESS AND PROFESSIONAL)BUILDING )
WITHIN MERRILL SUBDIVISION NO.4 )
FOR PARADIGM CONSTRUCTION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-20-20
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 11,2020.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:
Paradigm Construction,represented by Glenn Walker with Architecture Designs Plus, is requesting
design review approval of a master sign plan for a multi-tenant office(business and professional)
building.The 0.25-acre site is located on the south side of South Fitness Place approximately 700-feet
west of East Iron Eagle Drive at 553 South Fitness Place(Lot 27,Block 3,Merrill Subdivision No.
4).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 5,2020.A master sign plan and sign
examples were received on May 21,2020.
C. COMPANION APPLICATIONS: Multi-tenant Office Building(DR-19-20).
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 22, 1999,the Eagle City Council approved a design review application for the common area
landscaping within Rocky Mountain Business Park(DR-24-99).
On October 24,2000,the Eagle City Council approved a modification to the design review application
for the common area landscaping within Rocky Mountain Business Park(DR-24-99 MOD).
On October 28, 2003, The Eagle City Council approved a combined preliminary plat and final plat
approval for Merrill Subdivision No.4(a re-subdivision of Lot 12,Block 3,Merrill Subdivision No.2,
formally known as Rocky Mountain Business Park)(PP/FP-01-03).
E. COMPREHENSIVE PLAN DESIGNATION: Downtown, Public/Semi-Public,and Scenic Corridor.
F. ZONING DESIGNATION: MU(Mixed Use).
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
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I. SIGNAGE:
Future Building Wall Signs
Sign Data Proposed Required
Sign Dimensions Varies depending on tenant's font Varies based on tenant lease space
and logo
Area of Signage Varies depending on tenant's font 10% of total area of building face
and logo (maximum) (per lease space) or 20%
of total area of building face
(maximum)(per lease space)if visible
from a State Highway
Illumination Exposed neon, halo illuminated Interior-illumination prohibited
with neon or LED
Materials As limited within the master sign Suggested materials to be used
plan include metal,aluminum,fiberglass,
plastic,and acrylic(or similar)
J. AGENCY RESPONSES:None.
K. LETTERS FROM THE PUBLIC:None received to date.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING 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. DEVELOPMENT AGREEMENT CONDITIONS OF DEVELOPMENT WHICH ARE OF
SPECIAL CONCERN REGARDING THIS PROPOSAL:
7.19 Signage:No sign of any kind shall be displayed to the public view on any Lot except as
approved by the Architectural Control Committee and the City of Eagle Design Review Board
and during the course of construction and any sales period as may be approved by Declarant. In
additions, signs may also be allowed as follows:
The Association may erect and maintain uniform subdivision identification signs,street signs,
and other appropriate informational signs upon the Common Area and the Common Facilities,
or upon utility easements,of a size and design approved by the Architectural Control
Committee.No other signs shall be placed or maintained upon any of the Common Areas.
Declarant is entitled to place signs of such size, design and number as Declarant may deem
appropriate, to identify the Project and display related information pertaining thereto, and to
advertise Lots for sale.
C. 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
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residents and visitors alike. The architectural designs,materials,and graphics set forth in this article
are compiled 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.
a. The"overall sign concept" for multi-tenant business centers to assure that it addresses the
continuity between tenant sign design and building design;
b. The reduction of hazards to motorists, bicyclists and pedestrians as may be caused by or
partially attributable to the distraction and obstruction of improperly located and designed
signs;
c. The provision for effective and necessary business identification systems adapted to the
building design;
d. The continued maintenance of signs throughout their life;and
e. The size, location,design,color,texture, lighting, landscaping,and hours of operations of all
permanent signs and outdoor advertising structures or features to ensure 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): Definitions:
AREA OF THE BUILDING FACE: The general outer surface of an exterior wall of a building.
The area of the building face shall be a total area of such surface, including the area of doors and
windows which open into such face, if any.
FACE OF SIGN: The surface of the sign area upon,against or through which the message is
displayed or illustrated.
MASTER SIGN PLAN:A plan designed to show the relationship of signs for any cluster of
buildings intended for business occupancy,or any single building containing more than one
business or any arrangement of business buildings or shops which constitute a visual entity as a
whole.These include developments such as shopping centers,mini-malls,business parks,and
multi-tenant commercial,office or industrial buildings housing four(4)or more businesses.
Additionally,a master sign plan may be submitted for a single business if the owner chooses to
submit an application for a master sign plan for said business.
MONUMENT SIGN: A freestanding sign with a solid base, including rock signs,or with
supports that are designed to be structurally similar to the sign construction,and which
incorporate architectural features which complement the sign construction. Pole type supports are
not permitted for monument signs, unless enclosed within the monument sign structure.
SIGN AREA: The entire area within a single,contiguous perimeter enclosing the extreme limits
of writing,representation, logo,emblem or any figure or similar character,together with any form
or other material or color forming an integral part of the display or used to differentiate such sign
area from the background against which it is placed.The sign area shall not include the necessary
supports or uprights on which the sign is placed,and superficial,nonilluminated column covers,
ornamental trim and other such incidental objects attached thereto,or portions of the sign
structure which are not designed to convey a message.
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• Eagle City Code Section 8-2A-8(C): Provisions and Requirements:
1. Wall Signs(Flat and Perpendicular):
b. Each business within a multi-tenant building shall be allowed a maximum of three(3)wall
signs provided that each sign is placed on a different side of the building.
d. For a multi-tenant building the total sign area of all wall signs shall not exceed ten percent
(10%)of the area of the building face to which they are attached,except that the total sign
area for wall signs that are visible from a state highway shall be a maximum of twenty
percent(20%)of the area of the building face to which they are attached.
• 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.
• 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,LED 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.
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D. DISCUSSION:
• The applicant is requesting approval of a master sign plan for a Multi-tenant Office(business and
professional) building. Staff recommends the following changes to the document titled "Master
Sign Plan Multi-Tenant Office Building/Retail Building Located on Lot 27 Block 3 of Merrill
Subdivision No.4"with text shown with strikethrough to be deleted and text shown with underline
to be added.
553 South Fitness Place
Paradigm Office Building
This criterion has been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Paradigm Office Building shall be required
to submit signage plans to the managing entity or building owner for written approval. A
design review sign application, accompanied by written approval of the i
OF building owner, 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. The office building within Merrill Subdivision No. 4 will be required to submit a
written approval from Rocky Mountain Business Park Architectural Control Committee in
addition to the written approval of the building owner with a design review sign application
3. All permits for tenant's signs and their installation shall be obtained by tenant or
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.
7. A sign permit is required prior to the installation of any signs on this site.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
, .
1. 2.Building Wall Signs
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a. Exterior wall signs shall be individual reverse pan channel letters or open pan channel
letters a minimum of to a maximum of 8"thick.
b. Building wall signs are permitted to be illuminated with exposed neon or LED, halo
illuminated, or non-illuminated. Alternative lighting and letter options may be
eonsidered,
c. Illuminated building wall signs will be pegged off the face of the building%2"to 1".
d. Non-illuminated reverse pan channel letters and other letter types installed flush to the
building may be considered.
e. Tenants will be allowed to use their fonts,and colors, for and logo. Ail-tenant-Is
E„agie,
f. .
g. Building wall sign(s) shall not exceed ten percent (10%) of the surface area of the
building(lease space only)as defined within Eagle City Code.
h. Building wall sign(s) that can be seen from State Highway 44/State Street shall not
exceed twenty percent(20%)of the surface area of the building(lease space only) as
defined within Eagle City Code.
i. Building wall signs are permitted on the north and south building elevations.No signs
are permitted on the east or west building elevations, as shown on the attached sign
placement building elevations,date stamped by the City on March 5,2020.
2. aFreehanging Signs:
a. Not permitted.
3. 4.Miscellaneous Signs:
a. 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
vendor/contractor will be liable for any actions committed during installation or service of
signage.
2. Tenant or tenant's representative shall be responsible for costs of maintenance, service,
repair,or replacement of tenant's sign,time clock,or electrical wiring.
3. Tenant shall be required to keep sign in working order and all surfaces shall be maintained
in good condition.
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 tenant's representative should contact the building's managing entity or owner
for a list of approved sign vendors.
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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.
a. Any other signage such as temporary grand opening, etc. shall be approved by the
managing entity and building owner prior to installation and shall comply with Eagle
City Code.
D. SIGN EXAMPLES:
Wall Sign(s)—Metal,aluminum, fiberglass,plastic, and acrylic (or similar):
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Page 7 of 12
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STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date staff recommends approval of the requested
design review application with the site specific conditions of approval and the standard conditions
of approval provided below.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on June 11,2020, at
which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
BOARD DELIBERATION: (Granicus time 01:15)
• The Board moved the application to the consent agenda based on the staff recommendation and the
applicant was in agreement with the recommended conditions of approval.
BOARD DECISION:
The Board voted 5 to 0(Duperault recused,Baer absent)to recommend approval of DR-20-20 for a
design review application of a master sign plan for a multi-tenant office(business and professional)
building for Paradigm Construction,with the following staff recommended site specific conditions of
approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for the Multi-Tenant Office (business and professional)
Building located at 552 South Fitness Place:
Master Sign Plan
553 South Fitness Place
Paradigm Office Building
This criterion has been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Paradigm Office Building shall be required
to submit signage plans to the managing entity or building owner for written approval. A
design review sign application, accompanied by written approval of the building owner,
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
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K:\Planning Dept\Eaglc Applications\Dr120201DR-20-20 MSP for Office Bldg in Merrill Sub No.4 drfdocx
restrictive requirements shall apply.
2. The office building within Merrill Subdivision No. 4 will be required to submit to submit
written approval from Rocky Mountain Business Park Architectural Control Committee in
addition to the written approval of the building owner with a design review sign
application.
3. All permits for tenant's signs and their installation shall be obtained by tenant or
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.
7. A sign permit is required prior to the installation of any signs on this site.
B. NUMBER,LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Building Wall Signs
a. Exterior wall signs shall be individual reverse pan channel letters or open pan channel
letters a minimum of'A"to a maximum of 8"thick.
b. Building wall signs are permitted to be illuminated with exposed neon or LED, halo
illuminated,or non-illuminated.
c. Illuminated building wall signs will be pegged off the face of the building %"to 1".
d. Non-illuminated reverse pan channel letters and other letter types installed flush to the
building may be considered.
e. Tenants will be allowed to use their fonts,colors,and logo.
f. Building wall sign(s) shall not exceed ten percent (10%) of the surface area of the
building(lease space only)as defined within Eagle City Code.
g. Building wall sign(s)that can be seen from State Highway 44 shall not exceed twenty
percent(20%)of the surface area of the building(lease space only)as defined within
Eagle City Code.
h. Building wall signs are permitted on the north and south building elevations.No signs
are permitted on the east or west building elevations, as shown on the attached sign
placement building elevations date stamped by the City on March 5,2020.
2. Freehanging Signs:
a. Not permitted.
3. Miscellaneous Signs:
a. 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.
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C. MISCELLANEOUS REQUIREMENTS:
I. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
vendor/contractor will be liable for any actions committed during installation or service of
signage.
2. Tenant or tenant's representative shall be responsible for costs of maintenance, service,
repair, or replacement of tenant's sign, time clock, or electrical wiring.
3. Tenant shall be required to keep sign in working order and all surfaces shall be maintained
in good condition.
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 tenant's representative should contact the building's managing entity or owner
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.
7. Any other signage such as temporary grand opening, etc. shall be approved by the
managing entity and building owner prior to installation and shall comply with Eagle City
Code.
D. SIGN EXAMPLES:
Wall Sign(s)—Metal, aluminum, fiberglass, plastic,and acrylic(or similar):
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K.\Planning Dept\Eagle Applications\Dr12020\DR-20-20 MSP for Office Bldg in Merrill Sub No.4 drf d0cx
E. SIGN PLACEMENT:
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2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the electrical permit for the sign installation of any illuminated signage prior to
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 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/or the City Council for review and approval.
5. Any changes to the plans and specifications upon which this approval is based,other than those required
by the above conditions,will require submittal of an application for modification and approval of that
application prior to commencing any change.
6. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
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and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
7. Any modification of the approved design review plans must be approved prior to
construction/installation of such changes. Failure to do so may result in the requirement to modify the
project to comply with the approved design review and/or result in the inability to issue a certificate of
completion for this project.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-20-20) 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.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13(B)(2)(i),and has concluded:
i. The master sign plan criteria is in compliance with Eagle City Code section 8-2A-8 and the building
wall signs will be required to be harmonious with the surrounding area and will not cover nor detract
from desirable architectural features.
DATED this 25th day of June 2020.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Craig Brasher, airman ,,,,,,,,
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= '�.g Js ♦ p S
(Sharon K. Bergmann, Eagle City Clerk �'•.,O't%.i,,,;II,•..•b. c‘f_o 1,4tit.&)
'�
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