Findings - DR - 2023 - DR-74-22 - Eagle Gateway Mixed Use - Master Sign Plan For A Multi-Tenant Mixed Use Building For Eagle Gateway 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 MIXED )
USE BUILDING FOR EAGLE GATEWAY )
FOR THE PACIFIC COMPANIES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-74-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 12, 2023. 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:
The Pacific Companies,represented by Walter Lindgren with Lindgren Labrie Architecture,PLLC,is
requesting design review approval for a master sign plan for a multi-tenant mixed use building for
Eagle Gateway. The 0.704-acre(total)site is located on the southeast corner of East State Street and
South Eagle Road at 11,51,67, 83,and 91 East State Street(Lots 1-5,Block 3,Eagle Townsite).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 2,2022.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
11 East State Street—
On January 9, 1006, the Eagle City Council reviewed a design review application for a new office
building(DR-11-95).
On November 12, 2015, the Eagle Design Review Board approved a design review application for a
two story multi-tenant retail, restaurant, and office building (DR-39-15). The approval of this
application expired.
On November 12, 2015, the Eagle Design Review Board approved a design review sign application
for a master sign plan for a multi-tenant retail, restaurant, and office building (DR-40-15). The
approval of this application expired.
51 East State Street—
On April 8, 2011,the City approved a design review application to change the exterior building color
of the Eagle Barber Shop(DR-13-11).
67 East State Street—
On October 17,2000,the Eagle City Council approved a design review sign application for a building
wall sign for the Eagle Historic Museum(DR-50-00).
On June 18,2009,the City approved a design review application to change the exterior building color
of the Eagle Historic Museum(DR-22-09).
On July 14, 2020, the Eagle City Council approved a design review application for a temporary
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change of use from museum to restaurant(DR-39-20).
83 East State Street—
On May 15, 1984, the Eagle City Council approved a design review application to modify the
monument sign for Eagle Grill and to add a raised deck(DR-04-84).
On June 6, 1989,the City approved a design review application to modify the monument sign and the
exterior facade for Lyon's Plumbing(DR-07-89).
On February 11, 1994, the City received a design review application to add a sign to the existing
monument sign for Moxie Java and to add awnings over the windows on the north building elevation
(DR-05-94). This application was denied.
On August 22, 1994,the City approved a design review application to modify the monument sign for
Moxie Java(DR-13-94).
On April 5, 1996, the City approved a design review application to modify the monument sign for
Wild West Bakery and Expresso(DR-12-96).
On June 1, 2006, the City approved a design review application to construct a wood fence around an
existing courtyard to include built-in seating and planters for the Wild West Bakery and Expresso
(DR-50-06).
On June 26, 2012, the Eagle City Council approved a design review application for a building
addition to the Wild West Bakery and Expresso facility(DR-21-12).
On July 10, 2012, the Eagle City Council approved a waiver of the design review application fees
associated with the design review application for a building addition the Wile West Bakery facility
(DR-21-12)(WA-02-12).
91 East State Street—
On October 12, 2017, the applicant withdrew their conditional use application for a height exception
and parking dimension waiver associated with a proposed three story office, retail building (CU-05-
17).
D. COMPANION APPLICATIONS: DR-73-22 (building application).
E. COMPREHENSIVE PLAN DESIGNATION: Downtown.
F. ZONING DESIGNATION: CBD(Central Business District).
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the DDA(Downtown Development Area)overlay district.
H. URBAN RENEWAL DISTRICT: Yes.
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I. SIGNAGE:
Building Wall Sign
Sign Data Proposed Required
Wall Sign Dimensions Varies based on tenant's font and logo Varies based on tenant lease space
Area of Signage Varies based on tenant's font and logo 10% of the area of the tenant lease
space(maximum)
Illumination Halo-illuminated, externally illuminated, Interior-illumination prohibited
non-illuminated,punch through
Materials As limited within the master sign plan Cast metal, fiberglass, plastic,
acrylic (or sim.),minimum '/2"thick
to maximum 8"thick
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 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:
AREA OF THE BUILDING FACE: The general outer surface of an exterior wall of a building.
The area of the building face shall be a total area of such surface,including the area of doors and
windows which open into such face, if any.
FACE OF SIGN: The surface of the sign area upon,against or through which the message is
displayed or illustrated.
MASTER SIGN PLAN:A plan designed to show the relationship of signs for any cluster of
buildings intended for business occupancy,or any single building containing more than one
business or any arrangement of business buildings or shops which constitute a visual entity as a
whole. These include developments such as shopping centers,mini-malls,business parks, and
multi-tenant commercial,office or industrial buildings housing four(4)or more businesses.
Additionally,a master sign plan may be submitted for a single business if the owner chooses to
submit an application for a master sign plan for said business.
SIGN AREA: The entire area within a single, contiguous perimeter enclosing the extreme limits
of writing,representation,logo,emblem or any figure or similar character,together with any form
or other material or color forming an integral part of the display or used to differentiate such sign
area from the background against which it is placed. The sign area shall not include the necessary
supports or uprights on which the sign is placed,and superficial,nonilluminated column covers,
ornamental trim and other such incidental objects attached thereto,or portions of the sign
structure which are not designed to convey a message.
• Eagle City Code Section 8-2A-8(C)(13)Sign Illumination:
a. The city must find that any illuminated sign permitted under the specific regulations within
this article is designed such that brightness levels are controlled to assure a soft, subtle
effective light in accordance with other city regulations intended to create and maintain the
Eagle architecture theme,while encouraging energy efficient lighting.
b. Illumination types, styles, and practices not listed herein shall be prohibited unless otherwise
deemed by the design review board and city council to be consistent with the Eagle
architecture theme.
c. Floodlighting is permitted only through the use of incandescent, LED and high pressure
sodium light sources.
d. Exposed neon is permitted when used to create the sign letter(s) or as an architectural
element as part of the sign design. A clear covering may be permitted for protection of the
neon element.
e. Halo illumination is permitted.
f. Metal halide is not permitted as a light source for signage.
g. All types of internal illumination is prohibited, except for automated signs and drive-
through/drive-up service menu board signs as regulated in this article.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for the Eagle Gateway
Mixed Use Building. Staff recommends the following changes to the document"Design Review
Sign Plan Narrative Eagle Gateway Mixed-Use Building — Eagle, Idaho" with the text shown
with underline to be added and text shown with strikethrough to be deleted.
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Master Sign Plan for
Eagle Gateway Mixed Use Building
Eagle,Idaho
Building Signs(Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's
management entity for written approval.An administrative level design review sign
application,accompanied by the written approval of the managing entity,shall be submitted
to the City for any proposed signs for the City's review and approval.All signs shall comply
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.
2. Wall Signs
a. Wall Sign materials may consist of cast metal,fiberglass,plastic,acrylic(or sim.)and
shall be a minimum of%2"and a maximum of 8"thick. Wall Signs may be surface-
mounted or held off face of building.Halo-illluminated,punch through,externally
illuminated, and non-illuminated channel letter signs may also be incorporated.
b. Wall Signs shall consist of individual letters and/or logos.Fonts(styles and sizes)and
logos shall be as proposed by individual tenant(typ.).
c. 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. Size of signs shall not exceed 10%of the area of the building
face to which it is attached.
d. Wall Sign Illumination:
i. The building façade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
ii. Wall signs may be halo illuminated,non-illuminated,punch through,or externally
illuminated in accordance with Eagle City Code
ordinanse.
iii. Where occurs,sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
3. Blade signs are encouraged. Blade signs may be halo internally illuminated,punch through
illuminated,or floodlit by gooseneck light. In any case,blade signs shall maintain an 8'-0"
minimum clear height from the finish grade.
4. Signage on doors or windows shall comply with Eagle City Code.
Site Specific Requirements:
1. Given the historic and boutique nature of the building's design,the building signage shall
reflect this in both scale and style. In general,the ground level tenant facades are provided
with space above the storefront for their wall signage.Where physically feasible,gooseneck
lighting has been provided for illumination.Although these tenants are not required to
illuminate their signage in this manner,they are encouraged to do so.While halo-illuminated
channels are still proposed as an acceptable method,the scale and assembly of these signs
will be critical so as not to conflict with the boutique nature of the architecture.
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Building Address Number(Where Required):
1.Cast metal building address numbers shall be located on the face of building.
Directional/Wayfinding Signs:
1. We are proposing up to two(2)ground mounted directional/wayfinding signs that will direct
people to the office/wine bar entrance lobby from both State St.to the north and the alley to
the south.
2. Signs shall not exceed 12 s.f in area(not including stanchion)and not exceed 6'-0"in height.
Please see images,below,for examples.
3. Font style and color shall be the same for all tenants noted on directional/wayfmding signs.
Monument Signs:
1. No monument signs are proposed under this application. Please see Directional Signs for more
information regarding wayfinding,specifically for the office/wine bar lobby entrance.
SIGN EXAMPLES
Wall Sign(Parallel)
Cast Metal or Plastic w/Wall-Mounted Gooseneck Lighting
1•
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li%fi I
k
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rti
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Wall Sign(Parallel)
Individual Letter Sign w/no Gooseneck Fixtures(Assume Halo Illumination)
!l
tr ey
A$, k
1
- r
Wall Sign(Parallel)
Individual Letter Sign w/no Gooseneck Fixtures(Assume halo illumination,punch-through or
soffit lighting)
1.- 4
SAIL t
v j!j
4.
T.#
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Blade Sign
As approved in Master Sign Plan for East End Riverside Development(Similar to Image)
a< p I
FINCH
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.41
11111 Alt
Wayfinding Sign
As described in narrative.
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i Cortegee ace Summit Centre ) Nent��aeL��ace
t 'tcwntowr Heritage Place 4Gown swn t
PDowntown 1 ---...
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SIGN PLACEMENT
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1 WEST ELEVATION
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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 January 12,2023,
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 master sign plan criteria provided herein.
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BOARD DECISION:
The Board voted 3 to 0(Lindgren and Mihan recused; Grubb and Duperault absent)to recommend
approval of DR-74-22 for a design review application for a master sign plan for a multi-tenant mixed use
building for Eagle Gateway,with the following staff recommended site specific conditions of approval
and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for the Eagle Gateway Mixed Use Building:
Master Sign Plan for
Eagle Gateway Mixed Use Building
Eagle,Idaho
Building Signs(Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's management
entity for written approval. An administrative level design review sign application, accompanied
by the written approval of the managing entity, shall be submitted to the City for any proposed
signs for the City's review and approval. All signs shall comply 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.
2. Wall Signs
a. Wall Sign materials may consist of cast metal,fiberglass,plastic,acrylic(or sim.)and shall be
a minimum of Y2" and a maximum of 8" thick. Wall Signs may be surface-mounted or held
off face of building. Halo-illuminated, punch through, externally illuminated, and non-
illuminated channel letter signs may also be incorporated.
b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant(typ.).
c. 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. Size of signs shall not exceed 10%of the area of the building face to
which it is attached.
d. Wall Sign Illumination:
i. The building façade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
ii. Wall signs may be halo illuminated, non-illuminated, punch through, or externally
illuminated in accordance with Eagle City Code.
iii. Where occurs, sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
3. Blade signs are encouraged. Blade signs may be halo illuminated,punch through illuminated, or
floodlit by gooseneck light. In any case,blade signs shall maintain an 8'-0"minimum clear height
from the finish grade.
4. Signage on doors or windows shall comply with Eagle City Code.
Site Specific Requirements:
1. Given the historic and boutique nature of the building's design, the building signage shall reflect
this in both scale and style. In general, the ground level tenant facades are provided with space
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above the storefront for their wall signage. Where physically feasible, gooseneck lighting has
been provided for illumination. Although these tenants are not required to illuminate their signage
in this manner, they are encouraged to do so. While halo-illuminated channels are still proposed
as an acceptable method,the scale and assembly of these signs will be critical so as not to conflict
with the boutique nature of the architecture.
Building Address Number(Where Required):
1.Cast metal building address numbers shall be located on the face of building.
Directional/Wayfinding Signs:
1. We are proposing up to two (2) ground mounted directional/wayfinding signs that will direct
people to the office/wine bar entrance lobby from both State St. to the north and the alley to the
south.
2. Signs shall not exceed 12 s.f in area (not including stanchion) and not exceed 6'-0" in height.
Please see images,below,for examples.
3. Font style and color shall be the same for all tenants noted on directional/wayfinding signs.
Monument Signs:
1. No monument signs are proposed under this application. Please see Directional Signs for more
information regarding wayfinding,specifically for the office/wine bar lobby entrance.
SIGN EXAMPLES
Wall Sign(Parallel)
Cast Metal or Plastic w/Wall-Mounted Gooseneck Lighting
ponliP
\
ill
4
T.UI•,
r ,
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Wall Sign (Parallel)
Individual Letter Sign w/no Gooseneck Fixtures(Assume Halo Illumination)
,s
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Wall Sign (Parallel)
Individual Letter Sign w/no Gooseneck Fixtures(Assume halo illumination,punch-through or soffit
lighting)
1
I 1 f lilt
ti•
i
r
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Blade sign
As approved in Master Sign Plan for East End Riverside Development(Similar to Image)
ti/iI1/ y'
(14"`
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Ti.ac.e Conv P«��;` a '\( 1 Y.aH
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Wayfinding Sign
As described in narrative.
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gate Hotei
F Lourdes College
Sylvania
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-- I i
t Avery Park E Aver Park
3 Lwns Lookout F Avery Park Y
Lions Lookout -) Lima Lookout
Summit Centre Summit Centre -a
i Heritage Place Summit Centre 9 Heritage Pius 1
lt Downtown Heritage Place 3 Downtown re
1' i Downtown T
E- P
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SIGN PLACEMENT
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-- V 1 , ., -- -- - ---- --a --
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LOC...,� 1 WEST ELEVATION
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2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the electrical permit for the sign installation prior to 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,
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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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-74-22) 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 master sign plan criteria is in compliance with Eagle City Code Section 8-2A-8 and the site
and building wall signs will be required to be harmonious with the architectural design of the
building,and will not cover nor detract from desirable architectural features.
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DATED this 26th day of January 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
1/9
ar-ubb,Chairman
,••,,,,,,,,,,,,,
AT ST: GLE dsis
Tracy E. Osb , agle City ghol x % Q :q
v. v w ate.
,,,.1/4. p
S.T
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