Findings - DR - 2020 - DR-37-20 - Msp For A Multi-Tenant Fex Space BldgBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
MASTER SIGN PLAN FOR A MULTI- )
TENANT FLEX SPACE BUILDING FOR )
D&N INVESTMENTS, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-37-20
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 13, 2020. The Board continued the item to August 27, 2020, and made their decisions at that
time. 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:
D&N Investments, LLC, represented by Dave Buich, is requesting design review approval for a
master sign plan for a multi -tenant flex space building. The 0.60-acre site is located on the south side
of East Dunyon Street approximately 660-feet west of the intersection of South Parkinson Street and
East Dunyon Street at 2177 East Dunyon Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 26, 2020. Supplemental information
(side view) was received by the City on August 3, 2020.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 9, 2018, the Design Review Board recommended denial of a design review application for
a 14,000-square foot, eight -unit, multi -tenant flex space building (DR-28-18).
On September 11, 2018, the City Council remanded a design review application for a 14,000-square
foot, eight -unit, multi -tenant flex space building to the Design Review Board
On September 14, 2018, prior to City Council approval, a design review application for a 14,000-
square foot, eight -unit, multi -tenant flex space building for this site was withdrawn (DR-28-18).
D. COMPANION APPLICATIONS: DR-22-20 (Multi -tenant flex space building)
E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use.
F. ZONING DESIGNATION: MU-DA (Mixed Use with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the DSDA (Dunyon/State Development Area).
H. URBAN RENEWAL DISTRICT: Yes.
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I. SIGNAGE:
Two Monument Signs (State Street and Dunyon Street)
Sign Data Proposed Required
Sign Dimensions 7' 1" high x 5' wide 15' high (maximum)
Area of Signage 17-square feet 140-square feet (maximum)
Illumination Non -illuminated Interior -illumination prohibited
Sign Landscaping 0-square feet (approximately) 51-square feet (minimum)
Material Natural rusted steel post finish, metal Caviar black sign panels with white
Caviar black sign panels, 4" tall .729-inch lettering
return steel powder coated white letters
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. 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 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
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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.
FREEHANGING SIGNBOARD: A sign attached underneath a canopy, awning or colonnade.
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.
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.
WALL SIGN (FLAT): A sign attached to or erected against the wall of a building or structure
with the face of the sign parallel to the plane of said wall, and not extending over twelve inches
(12") from the wall of the building or structure.
WALL SIGN (PERPENDICULAR): A sign attached to or erected against the wall of a building
or structure with the face(s) of the sign perpendicular to the plane of said wall.
• 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
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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)(14) Landscaping:
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. An example is shown as follows:
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C. DISCUSSION:
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• The applicant is requesting design review approval of a master sign plan for 2177 East Dunyon
Street. Staff recommends the following changes to the document titled "Master Sign Plan 2177 E.
Dunyon Street" with text shown with strikethrough to be deleted and text shown with underline to
be added.
2177 East Dunyon Street
Master Sign Plan
General Notes (Typical):
1. The 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.
2. Multi -tenant Monument Sign
a. Two double -face multi -tenant signs shall be permitted (one located adiacent to East State
Street and one located adiacent to East Dunvon Street).
b. The monument sign shall be constructed per the example #1 image below.
c. The multi -tenant monument signs will be used by the tenants located within Dunyon
Business Park. Tenants shall receive written approval from the managing entity.
d. Sign material is metal with natural steel support posts.
e. The background of all tenant panels shall be Caviar black
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f. Cony shall be 12 gauge (.729-inch\ thick steel powder coated white.
g. Tenants are permitted to place their text and logo on the background panel on the
monument sign.
h. Landscaping is reouired to be installed at the base of the monument sign and shall be
three times the size of the total sign area.
i. The monument sign is permitted to be non -illuminated or externally illuminated.
3. Building Wall Signs
a. Not Permitted.
4. Free hanging Signs:
a. Not Permitted.
5. Miscellaneous Signs:
a. Tenants are allowed door signs identifying the business and/or indicated business hours
emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square
feet.
b. Tenants are allowed windows 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.
Monument Sign Example #1
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• The landscape plan shows the location of the monument signs adjacent to East State Street and
East Dunyon Street, however, no landscaping is proposed around the base of the monument signs.
Pursuant to Eagle City Code Section 8-2A-8(C)(14), landscaping is required around the base of
all monument signs and the amount required is three times the size of the largest sign area. The
applicant should be required to provide a revised landscape plan showing 51-square feet (17-
square feet X 3) of landscaping around the base of both monument signs. The revised landscape
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plan should be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a sign permit.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF 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 August 13, 2020.
The application was continued to August 27, 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 1:07:48)
On August 13, 2020, the Board continued this item to allow the applicant time to address their concerns
regarding the building application which may affect the sign application.
BOARD DELIBERATION: (Granicus time 0:55:35)
On August 27, 2020, upon completion of the applicant's and staffs presentations, the Board discussed
during deliberation that:
• The Board is in the favor of the master sign plan criteria.
• The Board requested revised monument sign elevations with a redesign of the monument sign to be
harmonious with the Craftsman style of architecture and utilize materials and colors proposed on the
building.
BOARD DECISION:
The Board voted 6 to 0 (Brasher absent) to recommend approval of DR-37-20 for a design review
application for a master sign plan for a multi -tenant flex space building for D&N Investments, LLC, 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. The following shall be the master sign plan for 2177 East Dunyon Street.
2177 East Dunyon Street
Master Sign Plan
General Notes (Typical):
1. The 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.
2. Multi -tenant Monument Sign
a. Two double -face multi -tenant signs shall be permitted (one located adjacent to East State
Street and one located adjacent to East Dunyon Street).
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b. The monument sign shall be constructed per the example # 1 image below.
c. The multi -tenant monument signs will be used by the tenants located within Dunyon
Business Park. Tenants shall receive written approval from the managing entity.
d. Sign material is metal with natural steel support posts.
e. The background of all tenant panels shall be Caviar black.
f. Copy shall be 12 gauge (.729-inch) thick steel powder coated white. Copy shall be
pegged off of the monument sign %2".
g. Tenants are permitted to place their text and logo on the background panel on the
monument sign.
h. Landscaping is required to be installed at the base of the monument sign and shall be
three times the size of the total sign area.
3. Building Wall Signs
a. Not Permitted.
4. Free hanging Signs:
a. Not Permitted.
5. Miscellaneous Signs:
a. Tenants are allowed door signs identifying the business and/or indicated business hours
emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square
feet.
b. Tenants are allowed windows 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.
2. Provide a revised landscape plan showing 51-square feet (17-square feet X 3) of landscaping around
the base of both monument signs. The revised landscape plan shall be reviewed and approved by staff
and one member of the Design Review Board prior to the issuance of a sign permit.
3. A sign permit is required prior to the installation of any signs on this site.
4. Provide a revised landscape plan showing the location of the ground mounted light fixtures and
Proposed landscape screening around them. Provide detailed cutsheets of the proposed ground
mounted light fixtures. The revised landscape plan and detailed lighting cutsheets shall be reviewed
and approved bv staff and one member of the Design Review Board prior to the issuance of a sign
permit.
5. Provide revised monument sign elevations with the signage designed with materials and colors from
the building, and harmonious with the Craftsman style of architecture. The revised monument sign
elevations shall be reviewed and approved bv 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,
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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 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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-37-20) 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 and monument sign design (in compliance with site specific
condition No. 5) will be required to be harmonious with the architectural design of the building,
and will not cover nor detract from desirable architectural features.
DATED this 10th day of September 2020.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
.'•.,,11TE O\•
Kharoin'K. $ergmann, Eagle City Clerk
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