Findings - DR - 2016 - DR-62-16 - Master Sign Plan For Multi Tenant Building/Costa VidaBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER)
SIGN PLAN FOR A MULTI -TENANT )
RETAIL/RESTAURANT BUILDING, )
INCLUDING BUILDING WALL, MENU, )
AND DIRECTIONAL SIGNAGE FOR )
COSTA VEDA FOR DENNY WAGSTAFF )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -62-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on October 27, 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:
Denny Wagstaff, represented by Tony Meade with Idaho Electric Signs, Inc., is requesting design
review sign approval of the master sign plan for a multi -tenant retail/restaurant, including building
wall, menu, and directional signage for Costa Vida. The site is located on the northwest corner of
Chinden Boulevard and South Bergman Way within Reynard Commercial Subdivision. .
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 22, 2016.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
D. COMPREHENSIVE PLAN DESIGNATION: Mixed Use
E. ZONING DESIGNATION: MU -DA (Mixed Use with a development agreement)
F. COMPANION APPLICATIONS: DR -61-16 (design review for the site and building)
G. SIGNAGE:
Future Tenant Rnildinf, Wall Siuns
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies depending on tenant's font and
Varies depending on tenant's font and
logo
logo
Area of Signage
Varies depending on tenant's font and
10% of the area of the building face
logo
(maximum) North Building Elevation*
20% of the area of the building face
(maximum) South, East, and West
Building Elevations*
Illumination
To be determined
Interior -illumination prohibited
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Costa Vida Building Wall Sign (south elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
6' high x 16' wide
Variable
Area of Signage
96 -square feet
234 -square feet (maximum)
Illumination
Halo illuminated text and background
Non illuminated logo
Interior -illumination prohibited
Costa Vida Building Wall Sign (north elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
10' 4" high x 10' wide
Variable
Area of Signage
76 -square feet
117 -square feet (maximum)
Illumination
Halo illuminated text and background
Non illuminated logo
Interior -illumination prohibited
Costa Vida Building Wall Sign (east elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
6' high x 16' wide
Variable
Area of Signage
96 -square feet
364 -square feet (maximum)
Illumination
Halo illuminated text and background
Non illuminated logo
Interior -illumination prohibited
Monument Sign
Sign Data
Proposed
Required
Sign Dimensions
15' high x 12' 8" wide
15' high (maximum)
Area of Signage
14 -square feet
140 -square feet (maximum)
Illumination
Punch through illumination
Interior -illumination prohibited
Sign Landscaping
400 -square feet (approximately)
300 -square feet (minimum)
Costa Vida Wall Sign Materials:
Logo — Aluminum painted orange and overlaid with white vinyl, mounted flush to the face of the
building.
Main sign — Background fabricated from aluminum painted orange, illuminated with orange LED,
and pegged off the face of the building. Copy fabricated from aluminum painted white,
illuminated with white LED, and pegged off the face of the background.
Monument Sign Materials: Stone columns and the face of the monument sign and the upper columns
of the sign are to be constructed of painted aluminum. All materials and colors are to match those
used in the construction of the building. The tenant panels are to be constructed of aluminum with
copy to be routed and illuminated using punch through copy.
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I. AGENCY RESPONSES: None.
J. 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 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)
Signs are to provide effective and necessary business identification systems adapted to the building
design.
• Eagle City Code Section 8-2A-6(A)(4)(e)
The size, location, design, color, texture, lighting, landscaping, and hours of operations of all
permanent signs and outdoor advertising structures or features to insure 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(A)(3)
Architectural Compatibility: The number, area, and height of signs as outlined in this article are
intended to be maximum standards which do not necessarily ensure architectural compatibility.
Therefore, in addition to the enumerated maximum standards, the city shall give consideration to a
sign's relationship to the overall appearance of the subject property as well as the surrounding area.
• Eagle City Code Section 8 -2A -8(B) Definitions:
DIRECTIONAL SIGN (ON PREMISES): An on premises permanent directional sign which
foremost contains words such as "Entrance", "Enter", "Exit", "In", "Out", or other similar words,
or a sign containing arrows or characters indicating traffic directions and used either in
conjunction with such words or separately.
DRIVE-THROUGH/DRIVE-UP SERVICE MENU BOARD SIGN: A sign identifying products
for sale and prices for those products. The menu board sign may include business identification.
ILLUMINATION, PUNCH THROUGH LETTER: A sign with letters, logos or other sign
graphics that are opaque (no light is permitted to shine through them), that are attached to a sign
cabinet or structure that allows light to shine through it. The distance between the letters, logos, or
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other sign graphics and the background (surface of the cabinet or structure) is a maximum of one-
half inch (1/2"). The light source is concealed within the cabinet or structure and is not visible
except that illumination from the light source shines though transparent (nonopaque) background
material for no more than one-fourth inch (I/4") around the letters, logo, and other graphics,
creating a halo effect.
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.
STATE HIGHWAY: Highways in and through the city of Eagle that are owned and maintained by
the state of Idaho. These include State Highways 16, 20/26, 44 and 55.
• Eagle City Code Section 8-2A-8(C)(2)(b)
For multi -tenant buildings which are not within the DDA, TDA, or within a "shopping center",
monument signs shall not exceed fifteen feet (15') in height and the sign area shall not exceed one
hundred forty (140) square feet per side.
• Eagle City Code Section 8 -2A -8(C)(6) Drive-Through/Drive-Up Service Menu Board Signs:
a. Shall not exceed seven feet (T) in height and the sign area shall not exceed thirty five (35)
square feet.
b. Internal illumination may be permitted if the city determines the following:
(1) The lighting shall be harmonious with and in accordance with the general objectives, or
with any specific objective of this article;
(2) The lighting shall be installed, operated, and maintained to be harmonious and appropriate
in appearance with the existing and intended character of the general vicinity and will not
change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
• Eagle City Code Section 8 -2A -8(C)(9) Prohibited Signs:
The following signs and attention attracting devices shall be prohibited within the entire city,
except as may otherwise be specifically stated within this subsection. The signs and other attention
attracting devices prohibited herein are subject to removal by the city at the owner's or user's
expense:
a. Pole signs.
• 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
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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.
• Eagle City Code Section 8 -2A -8(C)(14) Landscaping:
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.
C. DISCUSSION:
The applicant is requesting design review approval of a master sign plan for a multi -tenant
retail/restaurant building, including building wall, menu board, and directional signage for Costa
Vida. Staff recommends the following changes to the applicant's master sign plan criteria, with
underlined text to be added and strike through text to be deleted so as to be in compliance with
Eagle City Code.
Master SignCost Vida Eagle
Multi -tenant Restaurant/Retail Building
Reynard Commercial Subdivision .
Master- sign phan
This criterion has been established for the mutual benefit for all tenants. Conformance will be
strictly enforced and any non -conforming or unapproved signs must be removed or brought into
conformance at the expense of the tenant.
A. GENERAL APPROVAL REQUIREMENTS:
1. Each tenant shall be required to submit signage plans to the building's managing 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
review and approval. All signs shall be in compliance with the criteria state herein as well
as Eagle City Code. In cases of any conflict between Eagle City Code and the criteria
specified herein, the more restrictive requirements shall apply.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
3. All tenant signs shall be designed, constructed and installed at tenant's sole expense.
4. No exposed conduit, brackets, fasteners, or wiring of any type will be permitted. No
raceways will be permitted.
5. All electrical signs shall meet Underwriters Laboratories and National Electrical code
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requirements.
6. A copy of the city permits shall be provided to the building's managing entity before any
installation of signs will be allowed.
7. Tenant shall be required to fulfill all the requirements of these criteria.
B. NUMBER, LOCATION, DESIGN, AND CONSTRUCTION OF WALL SIGNS:
1. Exterior wall signs shall be individual letters. Reverse pan channel letters. (halo
illuminated), open face pan channel letters; (exposed neon), or externally illuminated.
2. Tenants shall be permitted a maximum square footage of 10% of their tenant space on the
North elevation and 20% on the East, West, and South elevations.
3. Tenants will be allowed to use company fonts and logos. All tenant's identification designs,
copy, color and shapes shall require Landlord and City of Eagle's approval.
4. Any other signage, such as, temporary grand opening, etc. shall be approved by landlord
and comply with City of Eagle City Code prior to installation.
5. Any signage on doors or windows shall be approved by landlord and meet City of Eagle
City Code prior to installation.
C. CENTER MONUMENT SIGN
1. Center sign to be placed on State Highway to be 15' overall height and 100 square feet with
four (4) tenant panels.
2. Tenant's may use their font but no logos are permitted to be " to allewed. All copy to be white_
All copy to be covered with opaque vinyl. The distance between the letters and the
background to be epaque 1/2" pqqgh_push through letters. No more than Tenant may h
1/a" around the letters ma by illuminated from the light source shining through the
transparent background material to provide an outline around copy for halo lighting.
D. MISCELLANEOUS REQUIREMENTS
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation during installation or
service of signage.
2. Tenant or their representative shall be responsible for cost of maintenance, service, repair
or replacement of tenant's signage.
3. Tenant shall be required to keep their sign in working order and all surfaces in good
condition. Tenant shall also be responsible for any repair or painting of wall upon removal
of signage.
4. Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building structure in a water tight condition that matches the texture,
color, and material used in the construction of the building.
• The applicant is requesting approval to construct three (3) building wall signs for Costa Vida. The
building wall signs are proposed on the north, south, and east building elevations. While the size
of the signs do not exceed that which is permitted within Eagle City Code, it is staff's opinion that
the signs are very dominant on all three elevations and should be scaled down in size to be more in
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proportion with the overall height of the parapet walls on which they are proposed to be located.
Pursuant to Eagle City Code, the City shall give consideration to the sign's relationship to the
overall appearance of the subject property. The applicant should be required to provide revised
elevation plans reducing the overall height and width of the Costa Vida signs proposed on the
north, south, and east building elevations to be more in proportion with the overall height of the
parapet walls on which they are proposed to be located. The revised elevations should be
reviewed and approved by staff and two members of the Design Review Board prior to the
issuance of a sign permit.
• The monument sign elevation plan, date stamped by the City on September 22, 2016, indicates the
tenant panels are internally illuminated with white LED's. Pursuant to Eagle City Code, internally
illuminated monument signs are not permitted. The applicant should be required to provide
revised monument sign elevation plans removing reference to internally illuminated tenant panels.
Pursuant to the subject master sign plan, the applicant is not permitting logos to be placed on the
monument sign tenant panels. The monument sign elevation plan, date stamped by the City on
September 22, 2016, shows the Costa Vida logo to be located on the monument sign. The
applicant should be required to provide a revised monument sign elevation plan showing the Costa
Vida logo removed from the tenant panel. The revised elevation plan should be reviewed and
approved by staff prior to the issuance of sign permit.
The applicant is proposing two directional signs for Costa Vida. The directional signs have been
designed with a pole support. Pursuant to Eagle City Code, pole signs are not permitted. The
applicant should be required to provide revised elevation plans showing the two directional signs
for Costa Vida to have a solid base that match the materials and colors used in the construction of
the building and main monument sign. The revised elevation plans should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a sign
permit.
• 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 October 27, 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 3 to 0 (Baer recused; Brasher and Koci absent) to approve DR -62-16 for a design review
application for the master sign plan for a multi -tenant retail/restaurant building, including building wall,
menu, and directional signage for Costa Vida for Denny Wagstaff, with the following staff recommended
site specific conditions of approval and standard conditions of approval with text shown with underline to
be added and text shown with strike thru to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan criteria for the multi -tenant retail/restaurant building
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located within Reynard Commercial Subdivision:
Master Sign Plan
Multi -tenant Restaurant/Retail Building
Reynard Commercial Subdivision
This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly
enforced and any non -conforming or unapproved signs must be removed or brought into conformance
at the expense of the tenant.
A. GENERAL APPROVAL REQUIREMENTS:
1. Each tenant shall be required to submit signage plans to the building's managing 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 review and
approval. All signs shall be in compliance with the criteria state herein as well as Eagle City
Code. In cases of any conflict between Eagle City Code and the criteria specified herein, the
more restrictive requirements shall apply.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
3. All tenant signs shall be designed, constructed and installed at tenant's sole expense.
4. No exposed conduit, brackets, fasteners, or wiring of any type will be permitted. No
raceways will be permitted.
5. All electrical signs shall meet Underwriters Laboratories and National Electrical code
requirements.
6. A copy of the city permits shall be provided to the building's managing entity before any
installation of signs will be allowed.
7. Tenant shall be required to fulfill all the requirements of these criteria.
B. NUMBER, LOCATION, DESIGN, AND CONSTRUCTION OF WALL SIGNS:
1. Exterior wall signs shall be individual letters. Reverse pan channel letters (halo illuminated),
open face pan channel letters (exposed neon), or externally illuminated.
2. Tenants shall be permitted a maximum square footage of 10% of their tenant space on the
North elevation and 20% on the East, West, and South elevations.
3. Tenants will be allowed to use company fonts and logos. All tenant's identification designs,
copy, color and shapes shall require Landlord and City of Eagle's approval.
4. Any other signage, such as, temporary grand opening, etc. shall be approved by landlord and
comply with City of Eagle City Code prior to installation.
5. Any signage on doors or windows shall be approved by landlord and meet City of Eagle City
Code prior to installation.
C. CENTER MONUMENT SIGN
1. Center sign to be placed on State Highway to be 15' overall height and 100 square feet with
four (4) tenant panels.
2. Tenant's may use their font and but logos �. All copy to be white. All copy to
be covered with opaque vinyl. The distance between the letters and the background to be 1/2"
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punch through letters. No more than 1/4" around the letters ma by illuminated from the light
source shining through the transparent background material to provide an outline around copy
for halo lighting.
D. MISCELLANEOUS REQUIREMENTS
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation during installation or
service of signage.
2. Tenant or their representative shall be responsible for cost of maintenance, service, repair or
replacement of tenant's signage.
3. Tenant shall be required to keep their sign in working order and all surfaces in good condition.
Tenant shall also be responsible for any repair or painting of wall upon removal of signage.
4. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations
of the building structure in a water tight condition that matches the texture, color, and material
used in the construction of the building.
2. Provide revised elevation plans reducing the overall height of the main background panel from 6 -feet
to a maximum of 5 -feet and width of the Costa Vida signs proposed on the north, south, and east
building elevations to be more in proportion with the overall height of the parapet walls on which they
are proposed to be located. The revised elevations shall be reviewed and approved by staff and three
two members of the Design Review Board prior to the issuance of a sign permit.
3. Provide revised monument sign elevation plans removing reference to internally illuminated tenant
panels.
4. Provide a revised monument sign elevation plan showing the Costa Vida logo removed from the tenant
panel. The revised elevation plan shall be reviewed and approved by staff prior to the issuance of sign
permit.
5. Provide revised elevation plans showing the two directional signs for Costa Vida to have a solid base
that match the materials and colors used in the construction of the building and main monument sign.
The revised elevation plans shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a sign permit.
6. A sign permit is required prior to the installation of any signs on this site.
7. Provide a revised landscape plan showing the monument sign incorporated within the required forty-
eight inch (48")ra�parated berm and/or screen wall with vegetation adjacent to the south side of
the drive through lane required within DR -61-16. The revised landscape plan shall be reviewed and
gpproved by three (3) members of the Design Review Board prior to the issuance of a sign permit.
8. Provide a revised site and landscape plan showing all directional signs to be located within the
property lines of the site. The revised site and landscape plans shall be reviewed and approved by staff
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 permittioning 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 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.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on October 27, 2016.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -62-16) 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 November 2016.
DESIGN REVIEW BOARD �,%Wsetseoff#,,"
OF THE CITY OF EAGLE •••.•`O �BAG(,F •.,��,
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Sharon K. Bergmann, Eagle City Cler
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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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