Findings - DR - 2016 - DR-05-16 - Master Sign Plan For Multi-Tenant Office/Retail Building/Wall Signage/Virtual ItBEFORE 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/ )
RETAIL BUILDING, INCLUDING BUILDING )
WALL SIGNAGE FOR VIRTUAL IT FOR )
TAVIS AND BROOKE RECHE )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -05 -16
The above- entitled design review application came before the Eagle Design Review Board for their action
on February 24, 2016. 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:
Tavis and Brooke Reche, represented by Walter Lindgren with Johnson Architects, are requesting
design review approval of a master sign plan for a multi -tenant office /retail building, including
building wall signage for Virtual IT. The site is located on the northeast corner of North 1st Street
and Idaho Street at 120 North 151 Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 21, 2016.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 15, 2012, the Eagle Design Review Board approved a design review application for
a two story retail/office /apartment building (DR- 44 -12).
On November 27, 2012, the Eagle City Council approved an appeal of the Design Review Board
decision to require paving of the alley located on the north side of the property (AA- 02 -12).
D. COMPANION APPLICATIONS: DR -04 -16 (design review for the building).
E. ZONING DESIGNATION: CBD (Central Business District).
F. SIGNAGE:
Virtual f I'Building Wall Signs (north and south elevations)
Sign Data
Proposed
Required
Wall Sign Dimensions
2' high x 8' 8" wide
N/A
Area of Si na a
18-square feet (approximately)
25-square feet (maximum)
Illumination
Halo illuminated
Interior- illumination prohibited
Page 1 of 7
KAPlanning Dep[\Eagl Appli =ipa r\2016XDR -05 -16 Virtual IT MSP d f.doc
Virtual IT Building Wall Sign (west elevatinn)
Sign Data
Proposed
Required
Wall Sign Dimensions
2' high x 8' 8" wide
N/A
Area of Si na a
18-square feet (approximately)
25-square feet (maximum)
Illumination
Halo illuminated
Interior - illumination prohibited
Future Tenant Building Wall Sign (west elevatinn)
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 Si na a
Varies depending on tenant's font and logo.
25-square feet (maximum)
Illumination
To be determined.
Interior - illumination prohibited
Future Tenant Rnildina Wall Sian knnth - .hwntinnl
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 Si na a
Varies depending on tenant's font and logo.
25-square feet (maximum)
Illumination
To be determined.
Interior- illumination 2rohibited
G. SIGN MATERIALS:
Virtual IT Building Wall Signs - Aluminum channel letters painted red and black. Halo
illuminated with white LED.
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 -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,
Page 2 of 7
KAPlanning Dept\Eag1, App1icatiom\1Dtt2016\DR -05 -16 Virtual IT MSP drf.doc
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 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.
• 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.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for the multi -tenant
office /retail building, including building wall signage for Virtual IT. Staff recommends the
following changes to the applicant's master sign plan criteria, with underlined text to be added so
as to be in compliance with Eagle City Code.
Master Sign Plan for
120 North 15t Street
General Note:
Each tenant shall be required to submit signage plans to the developer or developer's management
Page 3 of 7
KAPlatudng Dept\Eagle App1icatiom\Dr\2016\DR -05 -16 Vinual IT MSP drf.doc
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.
Sign Design and Specifications (Typ.):
1. Wall sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be
a minimum of 1/2" and a maximum of 8" thick. Wall signs may be surface- mounted or held
off face of building.
2. Neon signage is not allowed.
3. Backlit or non illuminated sign cabinets are 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 14' -0" in length and shall not exceed 25- square
feet (typ.).
6. Wall sign illumination:
a. Each building fagade shall be provided with electrical power for gooseneck lighting
(@ 4' +/- o.c.). There are three (3) proposed wall- mounted gooseneck light fixtures
(LT -1) at south elevation (indicated as the retail tenant's primary option).
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.
Signs Application and Locations (Typ.):
1. Because both Virtual IT and the future ground level tenant will occupy a corner tenant space
of the building (specifically along First Street), each shall be allowed to have one (1) wall
sign at each face of building that specifically defines their tenant space within the specifically
designated sign areas as indicated on the sign plan.
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. Any other signage on doors or windows shall comply with Eagle City Code.
4. One special portable sign per retail 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 each street facing building plane at
locations to be determined.
Directional Signs (Typ.):
1. None proposed.
Monument Signs (Typ.):
1. None proposed.
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.
Page 4 of 7
KAPlanning DW\Eagl APPticatiomc� 016�R -05 -I6 Vrtual IT MSP drf.do
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on February 25, 2016,
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 (Baer and Hash absent) to approve DR -05 -16 for a design review
application for a master sign plan for a multi -tenant office /retail building, including building wall
signage for Virtual IT for Tavis and Brooke Reche 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 criteria for the businesses located within the multi -tenant
retail/office building located at 120 North 1St Street:
Master Sign Plan for
120 North 1St Street
General Note:
Each 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.
Sign Design and Specifications (Typ.):
1. Wall sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be
a minimum of t /z" and a maximum of 8" thick. Wall signs may be surface - mounted or held off
face of building.
2. Neon signage is not allowed.
3. Backlit or non illuminated sign cabinets are 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 14' -0" in length and shall not exceed 25- square
feet (typ.).
6. Wall sign illumination:
a. Each building fagade shall be provided with electrical power for gooseneck lighting (@
4' +/- o.c.). There are three (3) proposed wall- mounted gooseneck light fixtures (LT -1) at
south elevation (indicated as the retail tenant's primary option).
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.
Signs Application and Locations (Typ.):
1. Because both Virtual IT and the future ground level tenant will occupy a corner tenant space
of the building (specifically along First Street), each shall be allowed to have one (1) wall sign
at each face of building that specifically defines their tenant space within the specifically
Page 5 of 7
KAPlanning Dept\Eagle ApplicationADA201MDR -05 -16 Virtual IT MSP drf.doc
designated sign areas as indicated on the sign plan.
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. Any other signage on doors or windows shall comply with Eagle City Code.
4. One special portable sign per retail 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 each street facing building plane at
locations to be determined.
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.
3. The applicant should consider using the lower sign band area on the south elevation for the Virtual IT
signage but the location is ultimately up to the applicant.
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.
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.
Page 6 of 7
K:Wlanning DepAEagle App1icati0M\DA2016\DR -05 -16 Virtual CC MSP drf-d,,
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on January 21, 2016.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR- 05 -16) 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 101' day of March 2016.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County Idaho
Robert Grubb, Chairman
ATTEST:
ASharon . Bergmann, Eagle City Cle
°�OF EAG
o �
* SE P►L,�
�.,.,.. Of
Regulatory Taking Notice: Applicant has the right, pursuant to section 67 -8003, Idaho Code, to request a
regulatory taking analysis
Page 7 of 7
KAPletuung Dcpt\Eag4: Apphcatiom\Dr\2016\DR -05- l6 Virtual IT MSP drf.dOC