Findings - DR - 2017 - DR-11-16 - Building Wall, Monument & Menu BoardBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR BUILDING )
WALL, MONUMENT, AND MENU )
BOARD FOR ARBY'S FOR UNITED )
STATES BEEF CORPORATION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -11-16
The above -entitled design review application came before the Eagle Design Review Board for their action
on March 23, 2017. 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:
United States Beef Corporation, represented by Krysta Houtchens with EES, is requesting design
review approval to construct three (3) halo illuminated building wall signs, a monument sign, and
menu board signage for Arby's. The 0.64 -acre site is located near the northeast corner of East State
Street and State Highway 55 at 2892 East State Street within Eagle Promenade Shopping Center (YES
Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 16, 2017. Supplemental
application documents were received March 14, 2017.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 27, 2001, the Eagle City Council approved a preliminary plat for Eagle Towne and
Country Centre (PP -18-00).
On February 27, 2001, the Eagle City Council approved a conditional use permit for conditional use
approval for Eagle Towne & Country Shopping Center and a height exception (CU -18-00).
On April 24, 2001, the Eagle City Council approved the common area landscaping within Eagle
Towne and Country Centre (DR -06-01).
On February 25, 2003, the Eagle City Council approved a final plat for YES Subdivision (formerly
Eagle Towne and Country) (FP -01-02).
On September 9, 2003, the Eagle City Council approved a design review application for the master
sign plan for Eagle Towne and Country Centre Shopping Center (DR -34-03).
On March 22, 2005, the Eagle City Council approved a design review application for the modification
to the master sign plan for Eagle Promenade Shopping Center (formerly Eagle Towne and Country
Centre Shopping Center) (DR -34-03 MOD).
D. COMPREHENSIVE PLAN DESIGNATION: Commercial
E. ZONING DESIGNATION: C-3 (Highway Business District)
F. COMPANION APPLICATIONS: DR -10-17 (design review application for restaurant with drive -
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through).
G. SIGNAGE:
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Sign Data
Sign Dimensions
Area of Signage
Illumination
Materials
Building Wall Sign (south elevation)
Proposed
6' high x 6.61' wide
36 -square feet (approximately)
Halo illuminated with white LED
Required
N/A
60 -square feet (maximum)
1 Interior -illumination prohibited
Aluminum painted red, pegged off the I N/A
face of the building 3 -inches
Building Wall Sign (west elevation)
Proposed
2' 6" high x 7' wide
19 -square feet (approximately)
Halo illuminated with white LED
Required
N/A
156 -square feet (maximum)
Interior -illumination prohibited
Aluminum painted white, pegged off the N/A
face of the building 3 -inches
Building Wall Sign (east elevation)
Proposed
2' 6" high x 7' wide
19 -square feet (approximately)
Halo illuminated with white LED
Aluminum painted white, pegged off the
face of the building 3 -inches
Menu Order Board Sign
Proposed
6' high x 7' 6" wide
34 -square feet (approximately)
Automated sign
Aluminum painted black
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Required
N/A
156 -square feet (maximum)
Interior -illumination prohibited
N/A
Required
7' high (maximum)
35 -square feet (maximum)
Internal illumination permitted for
menu board signs
N/A
Sign Data
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Materials
Monument Sign
Proposed
6' 5" high x 7' wide
46 -square feet (approximately)
Ground mounted light fixtures
160 -square feet
Painted acrylic faces
Required*
6' high (maximum)
30 -square feet (maximum)
Ground mounted light fixtures
90 -square feet (minimum)
6" x 6" wood beams, wood shakes
on roof, sheet metal painted cream
with tenant copy to be flat cut out
andpegged from background
*Note: The master sign plan provides specific monument sign locations, style, dimensions, and area of signage of monument
signs proposed within Eagle Promenade Shopping Center (DR -34-03 MOD).
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 complied to create a theme unique to the area called "Eagle Architecture".
• Eagle City Code Section 8 -2A -6(A)(4)
Signage for any project shall provide for business identification and minimize clutter and
confusion on and off the site.
a. The "overall sign concept" for multi -tenant business centers to assure that it addresses the
continuity between tenant sign design and building design;
b. The reduction of hazards to motorists, bicyclists and pedestrians as may be caused by or
partially attributable to the distraction and obstruction of improperly located and designed
signs;
c. The provision for effective and necessary business identification systems adapted to the
building design;
d. The continued maintenance of signs throughout their life; and
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
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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:
AUTOMATED SIGN: A sign with a fixed or changing display capable of displaying words,
symbols, figures or images composed of, a series of light emitting elements or moving panels or
parts; including, but not limited to: tripaneled, digital, electronic message boards, light emitting
diodes (LED) signs or signs that in any other way move or create the illusion of movement. This
definition does not include signs with copy that is manually changed.
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.
POLE SIGN: A freestanding sign that is supported by one or more poles that are not enclosed as in
a monument sign structure.
• Eagle City Code Section 8 -2A -8(C)(6) Drive-Through/Drive-Up Service Menu Board Signs:
a. Shall not exceed seven feet (7') 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)(8) Automated Signs:
a. Automated signs may be permitted as a part of a monument sign and shall be prohibited in all
other types of signs 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.
b. Automated signs shall be prohibited in the downtown development area (DDA) and
transitional development area (TDA).
c. All automated signs that utilize light to create change may change frame content through
dissolve, fade or scroll features only. No sign shall be operated in a manner which the sign,
sign structure, design or pictorial segment of the sign shows full animation, growing, flashing,
rotating content, or otherwise creating an illusion of movement, except for single color text
only message displays scrolling or traveling across the sign area.
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d. The signs shall only change frame content not more than every eight (8) seconds. The change
of content must change immediately within a period of less than one second.
e. Based on brightness measured in nit (an illuminative brightness measurement equivalent to 1
candle per square meter measured perpendicular to the rays of the source); automated signs
that utilize light to change frames shall contain an autodimmer allowing for no more than five
thousand two hundred (5,200) nit illumination between sunrise and sunset and up to three
hundred (300) nit illumination between sunset and sunrise.
f. The automated sign portion of any sign should be constructed into the sign in a manner in
which it is subordinate to the overall design of the sign. The automated sign portion of any
sign shall not exceed twenty percent (20%) of the face of any sign.
g. Where more than one sign is allowed only one sign may contain an automated sign.
h. The addition of an automated sign to any nonconforming sign is prohibited.
i. Any conforming existing sign or portion of a conforming existing sign that is refaced with an
automated sign shall require a design review approval.
• 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.
• Eagle City Code Section 8-2A-8(C)(16)(b)
Directional Signs (On Premises): Shall not exceed six (6) square feet in area.
C. MASTER SIGN PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Each individual building and multi -tenant building proposed within this development shall be
required to submit a design review sign application to be reviewed and approved by the Design
Review Board.
• The floodlights used to illuminate the monument sign shall be screened or located so they do not
shine onto the roadway or onto any nearby property. The light fixtures shall be screened with
perimeter landscaping providing a 12 month screen of sufficient height and density to conceal such
fixtures. The applicant shall be required to provide a revised landscape plan showing the ground
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mounted light fixtures are completely screened from view. The revised landscape plan shall be
reviewed and approved by staff prior to the City accepting a sign permit for this site.
• Each individual pad site will be permitted to have one freestanding monument style sign not to
exceed 6' in overall height measured from the centerline of the adjacent roadway and a maximum
of 30 square feet in copy area. The background color of all individual pad site monument signs
shall be cream colored to match the shopping center monument signs. Individual tenant logos and
colors are permitted to be installed on the cream colored background.
D. DISCUSSION:
• The applicant is proposing to construct a six-foot five -inch (6' 5") high by seven -foot (7') wide
monument sign to be located within the internal landscape island located at the southern end of the
double row of parking. Pursuant to the master sign plan for Eagle Promenade Shopping Center,
there is specific criteria with regard to location, style, dimensions, and area of individual pad sit
monument signs. The proposed monument sign is not permitted in the proposed location or as
designed. The applicant should be required to provide revised site, landscape, and elevation plans
showing the location and design of the tenant monument sign in compliance with the Eagle
Promenade Shopping Center. The revised site, landscape, and 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.
• The elevation plan of the menu board, date stamped by the city on March 14, 2017, indicates the
sign is to be a digital menu board. Pursuant to Eagle City Code, menu board signs are permitted to
be internally illuminated if the city determines the lighting is harmonious and appropriate in
appearance with the general vicinity and is not disturbing to existing and future neighboring uses.
Automated signs are permitted as part of a monument sign and are prohibited in all other types of
signs. The automate sign proposed on the menu order board is prohibited per Eagle City Code.
• 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 March 23, 2017, 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 5 to 0 (Baer and Germano absent) to approve DR -11-17 for a design review application
to construct three (3) building wall signs, monument sign, and menu board signage for Arby's for United
States Beef Corporation, 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. Provide revised site, landscape, and elevation plans showing the location and design of the tenant
monument sign in compliance with the Eagle Promenade Shopping Center. The revised site,
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landscape, and 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.
2. The automated sign proposed on the menu order board is prohibited per Eagle City Code.
3. A sign permit is required prior to the installation of any signs on this site.
4. The monument sign identified as Sign A is not permitted.
5. Provide revised elevation plans showing all building wall signage and canopy lighting to be a
maximum of 3000 Kelvin LED. The revised elevation plans shall be reviewed and approved bv staff
and one member of the Design Review Board prior to the issuance of a sign permit.
6. Provide revised elevation plans showing the height indicator/menu speaker sign (Sign G) and menu
board sign (Sign H) to be less obstructive. The applicant shall consider locating the height indicator at
the entrance to the drive-through lane and creating a small menu speaker box near the menu board.,
The revised elevation plans and site plan (if applicable) shall be reviewed and approved bv staff and
two members of the Design Review Board 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 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.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on February 16, 2017.
2. The Board reviewed the particular facts and circumstances of this proposed design review application
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(DR -11-17) 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 13th day of April 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert Grubb, Chai
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aron K. Bergmann, Eagle City Clerk • SEAL
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