Findings - DR - 2014 - DR-60-14 - Master Sign Plan For Multi-Tenant Commercial Building 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 COMMERCIAL )
BUILDING FOR YESTERDAY PROPERTIES LLC)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-60-14
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 11, 2014. 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:
Yesterday Properties LLC, represented by Walter Lindgren with Johnson Architects, is requesting
design review sign approval of the master sign plan for a multi-tenant commercial building. The
0.17-acre site is located on the southeast corner of North 2nd Street and East Idaho Street at 166
North 2nd Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 30, 2014.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:None
D. COMPANION APPLICATIONS: DR-59-14 (design review application for commercial/residential
building)
E. ZONING DESIGNATION: CBD(Central Business District)
F. SIGNAGE:
Future Tenant Building Wall Signs(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 Non-illuminated, externally illuminated, or Interior-illumination prohibited
halo illuminated
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Future Tenant Building Wall Sign(north 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 Non-illuminated, externally illuminated, or Interior-illumination prohibited
halo illuminated
G. SIGN MATERIALS: As required within the master sign plan criteria.
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-8(B)
FREEHANGING SIGNBOARD: A sign attached underneath a canopy, awning or colonnade.
• 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.
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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.
C. DISCUSSION:
• Staff recommends the following changes to the applicant's document titled "Master Sign Plan for
the Yesterday Properties Mixed-Use Building", 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 for Yesterday Properties
Mixed-Use Building— 166 2' Street
General Notes (Typ.):
1. Future tenants 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. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be
a minimum of Y2" and a maximum of 8"thick. Wall Signs may be surface-mounted or held off
face of building.
3. Neon signage is 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'-0" in length and shall not exceed 20 s.f.
(typ.)
Ground Floor Tenants (Up to 4 Tenants):
1. Any business that is located on a street corner(or at the building corner of a plaza or pedestrian
way) or which fronts two (2) streets shall be allowed wall signs at each face of building (one
of the Wall Signs may be at the corner plane of building).
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-feet 6-inches shall be maintained
between the bottom of the sign and the sidewalk.
3. Wall Sign Illumination:
a. Each building façade shall be provided with electrical power for gooseneck lighting (@
4'+/- o.c.). There are two (2) proposed wall-mounted gooseneck light fixtures (LT-1 and
LT-2)that shall be mixed throughout the various building facades.
b. Wall signs may be "halo" illuminated, as defined in City ordinance. In cases where wall
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sign is to be halo illuminated, gooseneck fixtures shall not be installed.
4. A business that has a storefront that is equipped with an awning assembly may have one
Freehanging Signboard : - .. . - . •• _. . - . -- . - - in addition to the
Wall Sign.
5. Any other signage on doors or windows shall comply with Eagle City Code.
6. One special portable sign per business shall be permitted. Said sign shall be a maximum of 16
square feet and 4 feet high.
Building Address Number(Typ. of 2):
1. Cast metal building address numbers shall be located on the face of building as illustrated on
the attached building elevation sheets. See Building Elevation sheets and cut sheets.
Directional Signs (Typ.):
1. None proposed.
Monument Signs(Typ.):
1. None proposed.
• 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 December 11,
2014, 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(Grubb, Martin, and Hash absent)to approve DR-60-14 for a design
review application for a master sign plan for a multi-tenant commercial building for Yesterday
Properties LLC, 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 criteria for the businesses located within Yesterday
Properties Mixed-Use Building— 166 2nd Street:
Master Sign Plan for Yesterday Properties
Mixed-Use Building—166 2"d Street
General Notes (Typ.):
1. Future tenants 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. 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
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face of building.
3. Neon signage is 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'-0" in length and shall not exceed 20 s.f.
(typ.)
Ground Floor Tenants (Up to 4 Tenants):
1. Any business that is located on a street corner(or at the building corner of a plaza or pedestrian
way) or which fronts two (2) streets shall be allowed wall signs at each face of building (one
of the Wall Signs may be at the corner plane of building).
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-feet 6-inches shall be maintained
between the bottom of the sign and the sidewalk.
3. Wall Sign Illumination:
a. Each building facade shall be provided with electrical power for gooseneck lighting (@
4'+/- o.c.). There are two (2) proposed wall-mounted gooseneck light fixtures (LT-1 and
LT-2)that shall be mixed throughout the various building facades.
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.
4. A business that has a storefront that is equipped with an awning assembly may have one
Freehanging Signboard in addition to the Wall Sign.
5. Any other signage on doors or windows shall comply with Eagle City Code.
6. One special portable sign per business shall be permitted. Said sign shall be a maximum of 16
square feet and 4 feet high.
Building Address Number(Typ. of 2):
1. Cast metal building address numbers shall be located on the face of building as illustrated on
the attached building elevation sheets. See Building Elevation sheets and cut sheets.
Directional Signs (Typ.):
1. None proposed.
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.
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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 30, 2014.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-60-14) 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 8th day of January 2015.
DESIGN REVIEW BOARD
OF THE CITY •F EAGLE ,. ••••••n,
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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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