Findings - DR - 2022 - DR-49-22 - Eagle River Development - Master Sign Plan For A Multi-Tenant Retail/Restaurant Building Within Eagle River Development BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER)
SIGN PLAN FOR A MULTI-TENANT )
RETAIL/RESTAURANT BUILDING )
WITHIN EAGLE RIVER DEVELOPMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-49-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 11,2022. 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:
Tom Bobo with Eagle River Development,represented by Jesse Walker with CSHQA,is requesting
design review approval for a master sign plan for a multi-tenant retail/restaurant building within
Eagle River development.The 0.45-acre site is located on the east side of North Eagle Road
approximately 118-feet south of East Riverside Drive at 101 East Riverside Drive(Lot 30,Block 4,
Mixed Use Subdivision No. 6).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 8,2022.
C. 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 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 March 11, 2003, the Eagle City Council approved a rezone from C-1 (Neighborhood Business
District)to C-3-DA(Highway Business District with a development agreement)(RZ-06-02).
On October 12, 2010, the Eagle City Council approved a design review application and waiver for a
modification to two multi-tenant monument signs for Eagle River Development(DR-15-02 MOD/WA-
01-10).
On August 26,2014,the Eagle City Council approved a combined preliminary and final plat for Mixed
Use Subdivision No. 6(PP/FP-02-14).
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).
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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-4-02,
PP-1-03, and FP-12-03.
D. COMPANION APPLICATIONS: DR-48-22(building application).
E. COMPREHENSIVE PLAN DESIGNATION: Commercial.
F. ZONING DESIGNATION: C-3-DA(Highway Business District with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. SIGNAGE:
Building Wall Sign
Sign Data Proposed Required
Wall Sign Dimensions Varies depending on tenant's font and logo As limited within this application
Area of Signage Varies depending on tenant's font and logo 10% of total area of building face
(per lease space)or 20%of total area
or building face (per lease space) if
visible from a State Highway
Illumination Non-illuminated, halo illuminated with Interior-illumination prohibited
white LED,or externally illuminated
Materials Lettering color shall be harmonious with As limited within the master sign
the Eagle River development plan
Existing Monument Sign(Eagle Road)
Sign Data Proposed Required*
Sign Dimensions 13' 10"high x 19' wide 8' high(maximum—measured from
8' high (measured from the centerline of the centerline of Eagle Road)
Eagle Road)
Area of Signage 50-square feet(approximately) 50-square feet(maximum)
Illumination Halo illuminated letters Interior-illumination prohibited
Four 100-watt high pressure sodium
ground mounted light fixtures
Sign Landscaping 400-square feet(approximately) 150-square feet(minimum)
Materials As limited within the master sign plan Letters shall be a minimum of 1 1/2"
thick, letters may be increased or
decreased in thickness for taller or
shorter letters, when deemed
appropriate by Eagle River,but in no
case to less than 3/4", logos may be
approved at Eagle River's sole
discretion.
*Note:Sign dimensions and area of signage approved within the Eagle River Master Sign Plan(DR-15-02 MOD3).
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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 AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
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.
• 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.
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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
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.
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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 design review approval of a master sign plan for 101 East Riverside
Drive.Staff recommends the following changes to the document titled"P2a Master Sign Plan"with
text shown with underline to be added and text shown with strikethrough to be deleted.
Master Sign Plan
Multi-tenant RetaiURestaurant Building
P2a—101 East Riverside Drive(the"Building")
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 dated January 9,2017(the"Master Sign Plan"DR-15-02 MOD3).
2. Any tenant of the Building interested in applying for exterior building signage shall
be required to submit signage plans to the Eagle River Architectural Control
Committee(the"ACC")for prior 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.
opproval-by-the-AGG7 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.
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 building 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. No exposed conduit,brackets,fasteners or wiring of any type will be permitted.No
raceways will be permitted.
7. No vinyl,plexiglass,or cabinets shall be allowed on Building Wall Signs or
Monument Signs.
8. Logos may be approved,at the sole discretion of Eagle River,provided the logos are
deemed appropriate and meet the City of Eagle's requirements.
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9. All signs shall meet Underwriters Laboratories and National Electrical code
requirements.
10. 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.
,rf ee. shall a pl y as defned within Eagle City Code and the Master Si,.,,
Plan.
all. Exterior wall signs may be individual reverse pan channel letters. Halo
illuminated with L.E.D.pinned off the face of the building at a distance
appropriate for the thickness of the lettering,as determined at the ACC's
discretion.
be. Non-illuminated letters may be individual pan channel or HDU,pinned off the
face of the building approximately 1"to 1.5". External illumination,such as
gooseneck lights may be approved at the discretion of the ACC.
cd. Lettering and logo color will be harmonious with the Eagle River development
and consistent with the City of Eagle criteria.
de. All signs much 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.
& 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%4 of the area of the building fact to
which they are attached.
2. Storefront Signs
a. Vinyl storefront signage is permitted including lettering,logos,hours of
operations,etc. subject to the approval and discretion of the ACC and shall
comply with the window and door signage requirements within Eagle City Code.
3. Monument Sign
a. Tenants may place signage on the monument sign located along Eagle Road
immediately to the northwest of the Building with Eagle River's prior written
approval. This sign is the property of Eagle River and Eagle River,at its sole
discretion,may elect to allow or not allow signage for the Building to be placed
on this monument.
b. Monument signage lettering and logos may be approved at the discretion of the
ACC.The signage will be consistent with the Master Sign Plan and City of Eagle
requirements.
c. See DR-15-02 MOD3 or subsequent modifications for monument sign criteria.
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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 installing 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 in jury to
the building or development caused thereby,all at tenant's expense.
Sign Placement:
Q Q Q_ y Q u ` . -- T 4 —
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EAST ELEVATION WEST ELEVATION
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3NONTH ELEVATION 4SOUIT1-1 ELEVATION
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 August 11,2022,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the criteria proposed for the master sign plan.
BOARD DECISION:
The Board voted 6 to 0(Lindgren absent)to recommend approval of DR-49-22 for a design review
application for a master sign plan for a multi-tenant retail/restaurant building within Eagle River
Development,with the following staff recommended site specific conditions of approval and standard
conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for the multi-tenant retail/restaurant building(P2a):
Master Sign Plan
Multi-tenant Retail/Restaurant Building
P2a—101 East Riverside Drive(the"Building")
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 dated January 9,2017(the"Master Sign Plan"DR-15-02 MOD3).
2. Any tenant of the Building interested in applying for exterior building signage shall
be required to submit signage plans to the Eagle River Architectural Control
Committee(the"ACC")for prior 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 building 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. No exposed conduit,brackets,fasteners or wiring of any type will be permitted. No
raceways will be permitted.
7. No vinyl,plexiglass,or cabinets shall be allowed on Building Wall Signs or
Monument Signs.
8. Logos may be approved,at the sole discretion of Eagle River,provided the logos are
deemed appropriate and meet the City of Eagle's requirements.
9. All signs shall meet Underwriters Laboratories and National Electrical code
requirements.
10. 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 may be individual reverse pan channel letters. Halo
illuminated with L.E.D. pinned off the face of the building at a distance
appropriate for the thickness of the lettering,as determined at the ACC's
discretion.
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b. Non-illuminated letters may be individual pan channel or HDU,pinned off the
face of the building approximately 1"to 1.5". External illumination,such as
gooseneck lights may be approved at the discretion of the ACC.
c. Lettering and logo color will be harmonious with the Eagle River development
and consistent with the City of Eagle criteria.
d. All signs much comply with this master sign plan.
f. Letter thickness shall be a minimum of 1.5"to a maximum of 3".
g. 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.
h. 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.
i. 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.
2. Storefront Signs
a. Vinyl storefront signage is permitted including lettering,logos,hours of
operations,etc. subject to the approval and discretion of the ACC and shall
comply with the window and door signage requirements within Eagle City Code.
3. Monument Sign
a. Tenants may place signage on the monument sign located along Eagle Road
immediately to the northwest of the Building with Eagle River's prior written
approval. This sign is the property of Eagle River and Eagle River,at its sole
discretion,may elect to allow or not allow signage for the Building to be placed
on this monument.
b. Monument signage lettering and logos may be approved at the discretion of the
ACC.The signage will be consistent with the Master Sign Plan and City of Eagle
requirements.
c. 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 installing 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 in jury to
the building or development caused thereby,all at tenant's expense.
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Sign Placement:
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NORTH ELEVATION I SOUTH ELEVATION
2. A sign permit is required prior to the installation of any signs on this site.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. A building permit/zoning permit shall be required prior to construction of any sign which is not
attached to a building with an active building permit.
2. Approval shall expire without notice to the applicant on the date of expiration of this Design Review,
as stipulated in Eagle City Code(one year from 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.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-49-22) 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 signage 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 25th day of August 2022.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
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