Findings - DR - 2021 - DR-76-20 - Eagle River Development - Highland Homes Building Master Sign PlanBEFORE 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
FOR HIGHLAND HOMES
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-76-20
The above -entitled design review application came before the Eagle Design Review Board for their action
on December 10, 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:
Highland Homes, represented by Virginia Cunningham with Golden West Signs, is requesting
design review approval for a master sign plan for a multi -tenant office (business and professional)
building. The 0.97-acre site is generally located south of East Shore Drive at 1015 South Bridgeway
Place (Lot 24, Block 4, Mixed Use Subdivision No. 5) within Eagle River Development.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 5, 2020.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a rezone with a development agreement
(including a concept plan) for this site (RZ-02-98).
On December 16, 2003, the Eagle City Council approved a final plat for Mixed Used Subdivision No.
5 (FP-12-03).
On January 9, 2017, the City approved a design review application to modify the master sign plan for
Eagle River Development (DR-15-02 MOD3).
For additional property history see: PP-14-00 / FP-13-01 /PP/FP-01-01 /PP/FP-03-02 / PP/FP-04-02
/ DR-70-00 / DR-15-02 / DR-15-02 MOD/WA-01-10 / DR-15-02 MOD2
D. COMPANION APPLICATIONS: DR-75-20 (multi -tenant office building).
E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use.
F. ZONING DESIGNATION: MU-DA (Mixed Use with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
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I. SIGNAGE:
Building Wall Sign
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies depending on tenant's font and
logo
Varies based on tenant lease space
Area of Signage
Varies depending on tenant's font and
logo
10% of total area of building face
(maximum)
Illumination
Non -illuminated or halo illuminated
Interior -illumination prohibited
Materials
As limited within the master sign plan
May include, but not limited to:
steel, aluminum, glass, acrylic,
stucco and concrete
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. MASTER SIGN PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL: None
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
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-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
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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.
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.
• 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.
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C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for 1025 South
Bridgeway Place. Staff recommends the following changes to the document titled "Master Sign
Plan — 1015 South Bridgeway Place — Eagle River" with text shown with underline to be added.
Master Sign Plan
1015 South Bridgeway Place — Eagle River
INTRODUCTION
This Master Sign Plan has been created to provide design guidelines for the purpose of assuring
that tenant signage is harmonious with adjoining tenants. This Plan will be used to judge
proposed signage appropriateness for uses within this project. It will endeavor to ensure a
standard of quality for design, materials and illumination of exterior signage controlled by the
City and the developer/owner. It is the intent of this Master Sign Plan to create a framework for
signage design that will have a positive impact on the streetscape, as well as being legible and
consistent throughout the development.
GENERAL
The following criteria has been established for the purpose of a consistent sign design program
for the mutual benefit of all occupants. Flexibility of design is encouraged and at the same time,
overall visual harmony maintained. Conformity with this Master Sign Plan will be enforced by
the developer/landlord & City. Any sign, non -conforming or unapproved, shall be brought into
conformance at the expense of the tenant.
SUBMITTAL & APPROVALS
All tenant signage is subject to developer/landlord written approval. Approval shall be granted
based upon the following criteria:
1. Design, fabrication, and method of installation of all signs that conform to this sign program.
SUBMITTAL TO THE OWNER
Tenant shall submit copies of detailed shop drawings to owner for approval prior to submittal to
the City for approval or sign permit or sign fabrication by tenant's sign manufacturing company.
Sign drawings to be prepared by a licensed State sign contractor. All signs must conform to the
Eagle River Master Sign Plan and City requirements of the Planning and Zoning and Building
Departments.
Submittals shall include the following:
1. Tenant elevations - Scaled elevation of tenant's signs depicting the proposed sign design and
all dimensions as they relate to the tenant's sign;
2. Shop Drawings - Fully dimensioned and scaled shop drawings specifying exact dimensions,
copy layout, type styles, materials, colors, method of attachment, illumination, electrical
specifications, and all other construction details.
SUBMITTAL TO CITY
Plans must be approved by Landlord/developer prior to permit application submittal to the City.
Tenant to have his/her sign contractor submit to the city. Tenant is responsible for all applicable
application, permit, and building fees.
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TENANT'S RESPONSIBILITY
1. Tenant's sign contractor shall carry workmen's compensation and public liability insurance
against all damage suffered or done by any or all persons and or property while engaged in
the amount of $1,000,000 per occurrence. Evidence of this insurance shall be provided to
developer/landlord prior to sign installation.
2. The owner may, at his/her discretion and at tenant's expense, correct, replace, or remove any
sign that is installed without written approval.
3. Tenant shall be responsible for the following expenses relating to signage:
a. 100% approval costs: permit application fees, processing costs and other fees, including,
but not limited to, engineering fees, Right of Way permit fees, ACHD Traffic Control
fees and sign electrical permit fees.
b. 100% of costs for sign fabrication and installation, including, but not limited to materials,
labor, and, if necessary, hydro excavation fees.
c. Tenant to provide wiring, power and final hook up from main building electrical panel to
J-box within 6 (six) feet of the sign install location.
d. Upon vacancy, tenant shall remove sign and restore fascia to original condition at
tenant's sole cost and expense within fifteen (15) days of expiration of term or earlier
termination of tenant's lease.
DESIGN GUIDELINES
The purpose of establishing these design guidelines is to ensure that each tenant sign will be of
high quality materials and design, which reflects and compliments the integrity of the
architecture.
A. MATERIALS - May include, but not limited to: steel, aluminum, glass, acrylic, stucco and
concrete. Tenant sign materials shall be subject to owner and city approvals.
B. ILLUMINATION - Tenant signage shall incorporate halo illumination, a combination of halo
illumination and non -illuminated lettering and logo graphics, or dimensional non -illuminated
letters. Method is subject to owner/developer and city approval.
Exhibit A — Reverse Pan Channel Letters with Halo Illumination
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Exhibit B — Non -Illuminated Letters with Depth
Exhibit C — Combination of Non -illuminated, Dimensional Letters with Halo Illuminated
Reverse Pan Channel Letters
Helical Fier Systems
C. TYPE STYLES AND LOGOS - The use of logos and distinctive fonts are encouraged for all
tenant signs. Tenants may adopt established corporate fonts and logos. Images must be
architecturally compatible and approved by developer/landlord.
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D. SIGN COLORS AND FINISHES - All tenant sign colors must be approved by the
developer/landlord and City prior to fabrication to assist in achieving a harmonious blend of
colors throughout the center. Corporate sign colors are acceptable.
E. TENANT SIGN ALLOCATION - Sign locations on the building and areas set forth for
tenants in this program are deemed appropriate for the overall building elevation square feet
and are to be assigned to the tenant by the Landlord. Should tenant leasehold space(s) be
divided or combined in the future, sign locations, areas, and quantities may change, provided
that the overall sign area and other sign size limitations, as set forth in this program, are not
exceeded.
F. SIZE AND QUANTITY -
1. Wall Letters and Logo Graphics:
• Maximum of two (2) wall signs per tenant: Each sign must be on a separate wall
facade.
• Area of combined wall signage on a single building elevation shall not exceed ten (10)
percent of the wall to which the sign(s) attach.
• Sign area calculated per lease space dimensions.
• Non -illuminated individual letters 5 inches tall or less shall be '/z inch minimum depth; 6 to 10
inch tall letters shall be minimum depth of 1 inch; 11 inch or taller letters shall be 2 inch
minimum depth.
• Reverse Pan Channel Letters to be minimum depth of 2 inches.
• All letters shall be installed on 1 — 2-inch stand-offs.
2. Exterior Directory Sign(s):
• Maximum of one (1) sign per entry elevation.
• One directory sign style is permitted on the building,
Exhibit C — Examples: Exterior Building Directory Sign Styles
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Es
G. PROHIBITED SIGNS:
• Animated, flashing, audible, off -premise, or vehicle signs
• Exposed raceways, cross -over conduits, neon tube conductors or exposed transformers
• Cabinet signs
• Flat -cut lettering or logo graphics
Sign Placement:
T.S. #4
T.S #3
T.S. #2
1
11
TS_#1
IlllilI ■.i Flo i
m�Il:dl1�!��llliilli II
1
Potential Either/Or Directory Sign Locations
weer E..tSt
Potential Directory Sign Location
"T.S." = "Tenant Sign"
• The master sign plan criteria includes criteria for exterior directory signs that could be located on all four
elevations. The criteria includes four potential options for the signage. The applicant should be required to
select one directory sign option and provide sign elevations showing the specific criteria regarding the
logo/text that is permitted, material and colors of the background, etc. that will be added to the master sign
plan criteria. The sign elevation and criteria should be reviewed and approved by staff and one member of
the Design Review Board prior to the issuance of a sign permit.
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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 December 10,
2020, at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 7:20)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board is in favor of the proposed master sign plan.
BOARD DECISION:
The Board voted 4 to 0 (Grubb abstained, Duperault absent) to recommend approval of DR-76-20 for a
design review application for a master sign plan for a multi -tenant office (business and professional)
building for Highland Homes, 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 1015 South Bridgeway Place:
Master Sign Plan
1015 South Bridgeway Place — Eagle River
INTRODUCTION
This Master Sign Plan has been created to provide design guidelines for the purpose of assuring
that tenant signage is harmonious with adjoining tenants. This Plan will be used to judge
proposed signage appropriateness for uses within this project. It will endeavor to ensure a
standard of quality for design, materials and illumination of exterior signage controlled by the
City and the developer/owner. It is the intent of this Master Sign Plan to create a framework for
signage design that will have a positive impact on the streetscape, as well as being legible and
consistent throughout the development.
GENERAL
The following criteria has been established for the purpose of a consistent sign design program
for the mutual benefit of all occupants. Flexibility of design is encouraged and at the same time,
overall visual harmony maintained. Conformity with this Master Sign Plan will be enforced by
the developer/landlord & City. Any sign, non -conforming or unapproved, shall be brought into
conformance at the expense of the tenant.
SUBMITTAL & APPROVALS
All tenant signage is subject to developer/landlord written approval. Approval shall be granted
based upon the following criteria:
1. Design, fabrication, and method of installation of all signs that conform to this sign program.
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SUBMITTAL TO THE OWNER
Tenant shall submit copies of detailed shop drawings to owner for approval prior to submittal to
the City for approval or sign permit or sign fabrication by tenant's sign manufacturing company.
Sign drawings to be prepared by a licensed State sign contractor. All signs must conform to the
Eagle River Master Sign Plan and City requirements of the Planning and Zoning and Building
Departments.
Submittals shall include the following:
1. Tenant elevations - Scaled elevation of tenant's signs depicting the proposed sign design and
all dimensions as they relate to the tenant's sign;
2. Shop Drawings - Fully dimensioned and scaled shop drawings specifying exact dimensions,
copy layout, type styles, materials, colors, method of attachment, illumination, electrical
specifications, and all other construction details.
SUBMITTAL TO CITY
Plans must be approved by Landlord/developer prior to permit application submittal to the City.
Tenant to have his/her sign contractor submit to the city. Tenant is responsible for all applicable
application, permit, and building fees.
TENANT'S RESPONSIBILITY
1. Tenant's sign contractor shall carry workmen's compensation and public liability insurance
against all damage suffered or done by any or all persons and or property while engaged in
the amount of $1,000,000 per occurrence. Evidence of this insurance shall be provided to
developer/landlord prior to sign installation.
2. The owner may, at his/her discretion and at tenant's expense, correct, replace, or remove any
sign that is installed without written approval.
3. Tenant shall be responsible for the following expenses relating to signage:
a. 100% approval costs: permit application fees, processing costs and other fees, including,
but not limited to, engineering fees, Right of Way permit fees, ACHD Traffic Control
fees and sign electrical permit fees.
b. 100% of costs for sign fabrication and installation, including, but not limited to materials,
labor, and, if necessary, hydro excavation fees.
c. Tenant to provide wiring, power and final hook up from main building electrical panel to
J-box within 6 (six) feet of the sign install location.
d. Upon vacancy, tenant shall remove sign and restore fascia to original condition at
tenant's sole cost and expense within fifteen (15) days of expiration of term or earlier
termination of tenant's lease.
DESIGN GUIDELINES
The purpose of establishing these design guidelines is to ensure that each tenant sign will be of
high quality materials and design, which reflects and compliments the integrity of the
architecture.
A. MATERIALS - May include, but not limited to: steel, aluminum, glass, acrylic, stucco and
concrete. Tenant sign materials shall be subject to owner and city approvals.
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B. ILLUMINATION - Tenant signage shall incorporate halo illumination, a combination of halo
illumination and non -illuminated lettering and logo graphics, or dimensional non -illuminated
letters. Method is subject to owner/developer and city approval.
Exhibit A — Reverse Pan Channel Letters with Halo Illumination
Exhibit B — Non -Illuminated Letters with Depth
Exhibit C — Combination of Non -illuminated, Dimensional Letters with Halo Illuminated
Reverse Pan Channel Letters
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Helical Pier Syyterns
C. TYPE STYLES AND LOGOS - The use of logos and distinctive fonts are encouraged for all
tenant signs. Tenants may adopt established corporate fonts and logos. Images must be
architecturally compatible and approved by developer/landlord.
D. SIGN COLORS AND FINISHES -All tenant sign colors must be approved by the
developer/landlord and City prior to fabrication to assist in achieving a harmonious blend of
colors throughout the center. Corporate sign colors are acceptable.
E. TENANT SIGN ALLOCATION - Sign locations on the building and areas set forth for
tenants in this program are deemed appropriate for the overall building elevation square feet
and are to be assigned to the tenant by the Landlord. Should tenant leasehold space(s) be
divided or combined in the future, sign locations, areas, and quantities may change, provided
that the overall sign area and other sign size limitations, as set forth in this program, are not
exceeded.
F. SIZE AND QUANTITY -
1. Wall Letters and Logo Graphics:
• Maximum of two (2) wall signs per tenant: Each sign must be on a separate wall
facade.
• Area of combined wall signage on a single building elevation shall not exceed ten (10)
percent of the wall to which the sign(s) attach.
• Sign area calculated per lease space dimensions.
• Non -illuminated individual letters 5 inches tall or less shall be '/2 inch minimum depth; 6 to 10
inch tall letters shall be minimum depth of 1 inch; 11 inch or taller letters shall be 2 inch
minimum depth.
• Reverse Pan Channel Letters to be minimum depth of 2 inches.
• All letters shall be installed on 1 — 2-inch stand-offs.
2. Exterior Directory Sign(s):
• Maximum of one (1) sign per entry elevation.
• One directory sign style is permitted on the building.
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Exhibit C — Examples: Exterior Building Directory Sign Styles
G. PROHIBITED SIGNS:
• Animated, flashing, audible, off -premise, or vehicle signs
• Exposed raceways, cross -over conduits, neon tube conductors or exposed transformers
• Cabinet signs
• Flat -cut lettering or logo graphics
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Sign Placement:
T.S. #4
T.S. #2
T.S #3
T S. #1
1.1
Illlill ■1':11t''' i
..r�HP..
WAR,
Potential Either/Or Directory Sign Locations
Potential Directory Sign Location
"T.S." = "Tenant Sign"
"i, i. 1111
al
2. Select one directory sign option and provide sign elevations showing the specific criteria regarding the logo/text
that is permitted, material and colors of the background, etc. that will be added to the master sign plan criteria.
The sign elevation and criteria shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a sign permit.
3. Provide written approval of the master sign plan criteria from Eagle River Development prior to the
issuance of a sign permit.
4. 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 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.
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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-76-20) 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 building wall signs and monument sign 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 14th day of January 2021.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
CraigBrashe Chairman
ATTEST:
Tracy . Osborn, Eagle City Clerk
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