Findings - CC - 2021 - DR-34-20 - Dr-34-20 Multi-Tenant Office Building BEFORE THE EAGLE CITY COUNCIL
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 EAGLE RIVER,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-34-20
The above-entitled design review application came before the Eagle City Council for their action on
February 9,2021. The Eagle City Council 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:
Eagle River,LLC,represented by Joshua Hersel with Cushing Terrell, is requesting design review
approval of a master sign plan for a multi-tenant office(business and professional)building. The
1.48-acre site is located on the north side of East Riverside Drive approximately 865-feet east of
South Palmetto Avenue within the Eagle River Development at 1100 East Riverside Drive(Mixed
Use Subdivision No. 4 Lot 08,Block 03).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 14, 2020. Supplemental information
(master sign plan criteria)was received on June 16,2020.
C. COMPANION APPLICATIONS: Multi-tenant Office Building(DR-33-20).
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 25, 2000, the Eagle City Council approved a comprehensive plan amendment from
public/semi-public to commercial and from medium density residential to commercial, mixed use,
public/semi-public & a rezone from A (agriculture) and M-1A (Industrial Park District) to PS-DA
(Public/Semi-Public), R-4-DA (Residential), C-3-DA (Highway Business District), and MU-DA
(Mixed Use)with a development agreement(including a concept plan)for Eagle River,LLC(CPA-01-
98 &RZ-02-98).
On April 10, 2001,the Eagle City Council approved a design review application for the common area
landscaping within Eagle River Subdivision for Eagle River,LLC(DR-70-00).
On April 24,2001,the Eagle City Council approved a preliminary plat for Eagle River Subdivision for
Eagle River,LLC(PP-14-00),
On May 8, 2001, the Eagle City Council approved a final plat for Eagle River Subdivision for Eagle
River,LLC(FP-13-01).
On November 7, 2001, the Eagle City Council approved a combined preliminary and final plat for
Mixed Use Subdivision No. 4 for Eagle River,LLC(PP/FP-01-01.
On July 9,2002,the Eagle City Council approved a combined preliminary and final plat for Mixed Use
Subdivision No. 4 for Eagle River,LLC (PP/FP-03-02).
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On July 23,2002,the Eagle City Council approved a design review application for the master sign plan
for Eagle River Development(DR-15-02).
On January 14, 2003, the Eagle City Council approved a combined preliminary and final plat Mixed
Use Subdivision No. 4 for Eagle River, LLC(PP/FP-04-02).
On February 12, 2003, the final plat for Mixed Use Subdivision No. 4 was recorded (Ada County
instrument No. 103023510.
On March 8, 2005, a lot line adjustment was approved for Mixed Use Subdivision No. 4 for Eagle
River,LLC(LLA-03-05).
On March 10, 2009, the Eagle City Council approved a design review application for a shared
monument sign for Area 3 (per Exhibit K of the master sign plan criteria) within Eagle River
Development(DR-84-08).
On March 10, 2009, the Eagle City Council approved a design review application for a shared
monument sign for Area 2 (per Exhibit K of the master sign plan criteria) Eagle River Development
(DR-85-08).
On August 15,2016,the City approved a design review application to modify the master sign plan for
Eagle River Development(DR-15-02 MOD2).
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).
On December 17,2020,the Eagle City Council approved a conditional use permit for a building height
exception to 39' 6" and a waiver pursuant to Idaho Code §67-6512(f) for a parking reduction of five
(5)parking spaces(CU-06-20).
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.
I. SIGNAGE:
Future Building Wall Signs
Sign Data Proposed Required
Wall Sign Dimensions Varies depending on tenant's font and As limited within this application
logo
Area of Signage Varies depending on tenant's font and 10% of total area of building face
logo (per lease space)or 20%of total area
or building face (per lease space) if
visible from a State Highway
Illumination Non-illuminated or halo illuminated Interior-illumination prohibited
with white LED
Materials Lettering color shall be dark As limited within the master sign
bronze/duranodic bronze in a flat finish plan
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Monument Sign
Sign Data Proposed Required *
Wall Sign Dimensions 8' long x 5' high x 1.5' deep 8' high(maximum)
Area of Signage 15-square feet(approximately) 60-square feet(maximum)
Illumination Two ground mounted landscape Interior-illumination prohibited
fixtures, 3000K lumens
Sign Landscaping 290-square feet(approximately) 45-square feet(minimum)
Materials CMU masonry construction with stone Per Eagle River Development's
veneer to match subdivision monument master sign plan
signs
*Note:The sign dimensions and area of signage approved within the Eagle River Master Sign Plan(DR-15-02 MOD3).
J. AGENCY RESPONSES:None.
K. LETTERS FROM THE PUBLIC:None received to date.
THE CITY COUNCIL 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.
• Eagle City Code Section 8-2A-6(A)(4)(c)
c. The provision for effective and necessary business identification systems adapted to the
building design.
• Eagle City Code Section 8-2A-6(A)(4)(e)
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.
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• 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): 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
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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)(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.
C. DISCUSSION:
• The applicant is requesting approval of a master sign plan for the Eagle River VII Multi-tenant
Office (business and professional) building. Staff recommends the following changes to the
document titled"Eagle River VII Master Sign Plan"with text shown with underline to be added.
Eagle River VII Master Sign Plan
Multi-Tenant Office(Business and Professional)Building
1100 E.Riverside Drive,Eagle,ID 83616
These criteria have been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Prior to design and application, all tenants and their preferred sign contractor are
encouraged to review the Modification to the Master Sign Plan for Eagle River
Development date January 9,2017(the"Master Sign Plan")(DR-15-02 MOD3).
2. Any tenant of Eagle River VII interested in applying for exterior building signage shall
be required to submit signage plans to the Eagle River Architectural Control Committee
(the "ACC") for fief written approval. Applications should include detailed shop
drawings of their proposed signage with all scale dimensions identified and
materials/colors identified.Physical samples may be requested.
by the ACC,Aa City of Eagle design review sign application accompanied by that written
approval by the ACC shall be submitted to the City for review. No exterior building
signage will be installed prior to receipt of City approval and a City of Eagle sign permit.
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3. Any changes to the plans or specifications subsequent to the ACC's approval,either at the
direction of the tenant or the City, shall be resubmitted to the ACC for review.
4. Tenant shall be responsible for all costs related to their signage, including but not limited
to design, installation and permitting. Any illuminated signage will comply with local
buildings codes and bear a UL label as required.Any vendor labels must not be visible
from the ground.
5. All signs shall be in compliance with the criteria stated herein, the Eagle River Master
Sign plan as modified and Eagle City Code. In cases of any conflict between Eagle City
Code, the Master Sign Plan and the criteria specified herein, the more restrictive
requirements shall apply.
6. The building owner will be required to submit a design review sign application with the
approval of the sign elevations for the building name signage(i.e. "Eagle River VII").
7. No exposed conduit,brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
8. No vinyl,plexiglass, shadow backings or cabinets shall be allowed.
9. Logos may be approved, at the sole discretion of Eagle River,provided the logos match
the letter colors, are deemed appropriate and meet the City of Eagle's requirements.
10. All signs shall meet Underwriters Laboratories and National Electrical code
requirements.
11. 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. Halo illuminated
with white L.E.D.pinned off the face of the building approximately 1"to 1.5". The
surface area of wall signage relative to the wall surface area shall comply as defined
within Eagle City Code.
b. Non-illuminated letters can be individual pan channel or HDU pinned off the face of
the building approximately 1"to 1.5".
c. Lettering color will be dark bronze/duranodic bronze in a flat finish.
d. All signs must comply with this master sign plan.
e. Letter thickness shall be a minimum of 1.5"to a maximum of 3".
f. Wall sign size and locations: Example Wall Sign locations are illustrated on building
elevation sheets. Final sign location and sizes will be provided as part of the tenant
design review sign application.
g. Wall signs shall be allowed on four sides of the building. Each business within the
multi-tenant building is allowed a maximum of three wall signs provided each sign is
placed on a different side of the building.
h. Size of signs shall not exceed 10% of the area of the building face to which it is
attached, except that any wall sign that is visible from a state highway shall be
permitted a maximum of twenty percent(20%)of the area of the building fact to which
they are attached.
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2. Building Directory Signs
a. One glass plate directory board shall be provided adjacent to each exterior entrance
on the east and west of the building. The sign will be pinned off of the wall and
approximately 32" wide by 42" tall. Tenant names and suites numbers will be
placed on the glass with vinyl in a bronze or silver color.
3. Monument Signs
a. See DR-15-02 MOD3 or subsequent modifications for monument sign criteria.
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant's sign contractors.Tenant and
sign 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 including but not limited to its
mounting,time clock,photocell or electrical wiring.
3. Tenant shall be required to keep sign in good working order and all surfaces shall be
maintained in good condition on a straight and level plane.
4. Upon termination of tenant's lease, the tenant, or its assigns, shall remove any sign,
advertisement or notice placed on the premises and repair any damage or injury to the
building or development caused thereby,all at tenant's expense.
D. BUILDING WALL SIGN PLACEMENT
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STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the following site specific conditions of approval and 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 January 14,2021,
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 43:27)
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the master sign plan as presented.
BOARD DECISION:
The Board voted 6 to 0(Duperalt recused)to recommend approval of DR-34-20 for a design review for a
master sign plan for a multi-tenant office(business and professional)building for Eagle River,LLC,with
the following site specific conditions of approval and standard conditions of approval provided within
their findings of fact and conclusions of law document,dated January 28, 2021.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on February 9, 2021,at which
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time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one(not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 3 to 0 to approve DR-34-20 for a design review for a master sign plan for a multi-
tenant office(business and professional)building for Eagle River,LLC,with the following Design
Review Board 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 Eagle River VII Multi-tenant Office (business and
professional)building:
Eagle River VII Master Sign Plan
Multi-Tenant Office(Business and Professional)Building
1100 E.Riverside Drive,Eagle,ID 83616
These criteria have been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Prior to design and application, all tenants and their preferred sign contractor are
encouraged to review the Modification to the Master Sign Plan for Eagle River
Development date January 9,2017(the"Master Sign Plan")(DR-15-02 MOD3).
2. Any tenant of Eagle River VII interested in applying for exterior building signage shall
be required to submit signage plans to the Eagle River Architectural Control Committee
(the"ACC")for written approval.Applications should include detailed shop drawings of
their proposed signage with all scale dimensions identified and materials/colors identified.
Physical samples may be requested. A City of Eagle design review sign application
accompanied by written approval by the ACC shall be submitted to the City for review.
No exterior building signage will be installed prior to receipt of City approval and a City
of Eagle sign permit.
3. Any changes to the plans or specifications subsequent to the ACC's approval, either at
the direction of the tenant or the City, shall be resubmitted to the ACC for review.
4. Tenant shall be responsible for all costs related to their signage,including but not limited
to design, installation and permitting. Any illuminated signage will comply with local
buildings codes and bear a UL label as required. Any vendor labels must not be visible
from the ground.
5. All signs shall be in compliance with the criteria stated herein, the Eagle River Master
Sign plan as modified and Eagle City Code. In cases of any conflict between Eagle City
Code, the Master Sign Plan and the criteria specified herein, the more restrictive
requirements shall apply.
6. The building owner will be required to submit a design review sign application with the
approval of the sign elevations for the building name signage(i.e. "Eagle River VII").
7. No exposed conduit,brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
8. No vinyl,plexiglass, shadow backings or cabinets shall be allowed.
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9. Logos may be approved, at the sole discretion of Eagle River,provided the logos match
the letter colors, are deemed appropriate and meet the City of Eagle's requirements.
10. All signs shall meet Underwriters Laboratories and National Electrical code
requirements.
11. 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. Halo illuminated
with white L.E.D. pinned off the face of the building approximately 1"to 1.5". The
surface area of wall signage relative to the wall surface area shall comply as defined
within Eagle City Code.
b. Non-illuminated letters can be individual pan channel or HDU pinned off the face of
the building approximately 1"to 1.5"
c. Lettering color will be dark bronze/duranodic bronze in a flat finish.
d. All signs must comply with this master sign plan.
e. Letter thickness shall be a minimum of 1.5"to a maximum of 3".
f. Wall Sign size and locations: Example Wall Sign locations are illustrated on building
elevation sheets. Final sign location and sizes will be provided as part of the tenant
design review sign application.
g. Wall signs shall be allowed on four sides of the building. Each business within the
multi-tenant building is allowed a maximum of three wall signs provided each sign is
placed on a different side of the building.
h. Size of signs shall not exceed 10% of the area of the building face to which it is
attached, except that any wall sign that is visible from a state highway shall be
permitted a maximum of twentypercent(20%)of the areaof the t e building fact to which
they are attached.
2. Building Directory Signs
a. One glass plate directory board shall be provided adjacent to each exterior entrance
on the east and west of the building. The sign will be pinned off of the wall and
approximately 32" wide by 42" tall. Tenant names and suites numbers will be
placed on the glass with vinyl in a bronze or silver color.
3. Monument Signs
a. See DR-15-02 MOD3 or subsequent modifications for monument sign criteria.
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant's sign contractors. Tenant
and sign 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 including but not limited to its
mounting,time clock,photocell or electrical wiring.
3. Tenant shall be required to keep sign in good working order and all surfaces shall be
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maintained in good condition on a straight and level plane.
4. Upon termination of tenant's lease, the tenant, or its assigns, shall remove any sign,
advertisement or notice placed on the premises and repair any damage or injury to the
building or development caused thereby,all at tenant's expense.
D. BUILDING WALL SIGN PLACEMENT:
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2. A sign permit is required prior to the installation of any signs on this site.
NOTE: 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.
STANDARD CONDITIONS OF APPROVAL:
1. 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).
2. 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.
3. 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.
4. 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.
5. 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.
6. 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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-34-20) 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 Council 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 signage and monument signage will be required to be harmonious with the
architectural design of the building, and will not cover nor detract from desirable architectural
features.
Page 12 of 13
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DATED this 9th day of February 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada Cou ho
CN;
Jaso Pierce, Mayor
AT EST: ,$$$$$sew q,,t
Tracy E. o , gle City Clerk! ; 411••,. 1%I
• *
• s4,SEAL s
Page 13 of 13
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