Findings - DR - 2017 - DR-49-17 - Master Sign Plan For Ashbury Business Park SubdivisionBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A
MASTER SIGN PLAN FOR ASHBURY
BUSINESS PARK SUBDIVISION NO. 1
FOR BRIGHTON CORPORATION
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -49-17
The above -entitled design review application came before the Eagle Design Review Board for their action
on October 26, 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:
Brighton Corporation, represented by Kameron Nauahi, is requesting design review approval for a
master sign plan for Ashbury Business Park Subdivision No. 1. The 1.74 -acre site is located on the
northwest corner of North Meridian Road and West Bavaria Street approximately 400 -feet north of
West Chinden Boulevard.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 21, 2017. Supplemental
information (revised landscape plan) was received by the City of Eagle on October 20, 2017.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 16, 2007, the City Council approved a comprehensive plan amendment from Transitional
Residential (Ada County designation) to Professional Office for a portion of this original site (CPA -
09 -06).
On March 27, 2007, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition Ada County designation) to MU -DA (Mixed Use with Development Agreement) and
preliminary plat for Castlebury West Business Park for Capital Development, Inc. The 8.52 -acre site is
located on the northwest corner of West Chinden Boulevard (SH 20/26) and North Meridian Road at
6615 North Meridian Road (A-19-06/RZ-25-06 and PP -19-06).
On August 28, 2007, the City Council approved the final plat for Castlebury West Business Park No. 1
for Capital Development, Inc. (FP -08-07).
On March 11, 2008, the City Council approved the final plat for Castlebury Business Park No. 2 for
Capital Development, Inc. (FP -01-08).
On December 16, 2008, the City Council approved a Comprehensive Plan Map and Text amendment
changing the land use designation on the Comprehensive Plan Land Use Map from Mixed Use and
Professional Office to Commercial for the property located on the northeast corner of Linder Road and
Chinden Boulevard (US 20/26). This action also approved an annexation (once the property is
contiguous to Eagle City limits) and a rezone with development agreement from RUT (Rural Urban
Transition) to C -3 -DA (Highway Business District with a Development Agreement) (CPA -5-08 & A-
03-08 & RZ-8-08).
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On November 25, 2009, the Eagle City Council approved a de -annexation of this property (Ordinance
614).
On March 9, 2010, the City Council approved an annexation and rezone from RUT (Rural -Urban
Transition Ada County designation) to MU -DA (Mixed Use with Development Agreement) for
Capital Development, Inc. (A-04-09/RZ-04-09).
On June 25, 2013, the City Council approved a development agreement modification and preliminary
plat for Ashbury Subdivision a 246 -lot (214 -buildable, 13 -commercial and 19 -common) subdivision
for SCS Brighton, LLC (RZ-04-09 MOD/PP-02-13).
On September 10, 2013, the City Council approved the final plat for Ashbury Subdivision No. 1 for
SCS Brighton, LLC (FP -12-13).
On March 13, 2014, the Design Review Board approved the common area landscaping within
Ashbury Business Park No. 1 for SCS Brighton LLC (DR -08-14).
On March 22, 2016, the Eagle City Council approved an extension of time for the final plat for
Ashbury Business Park Subdivision No. 1 (EXT -03-16).
On May 12, 2016, the Design Review Board approved the common area landscaping within Ashbury
Business Park No. 1 (DR -23-16)
D. COMPREHENSIVE PLAN DESIGNATION: Transitional Residential
E. ZONING DESIGNATION: MU -DA (Mixed Use with a development agreement)
F. COMPANION APPLICATIONS: None
G. SIGNAGE:
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Sign Data
Sign Dimensions
Area of Signage
Illumination
Sign Landscaping
Materials
Building Wall Sign
Proposed
Varies depending on tenant's
logo
Varies depending on tenant's
logo
Halo illuminated, exposed neon
Monument Sign
Proposed
9' 6" high x 9' 9" wide
44 -square feet
Non -illuminated
Required
font and 10% of the total area of the building
face (maximum)
font and 10% of total area of building face
(maximum)
144 -square feet (approximately)
Aluminum background panel painted dark
bronze, aluminum base, column, and face
painted SW 6085 Simplify Beige
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Interior -illumination prohibited
Required
15' high (maximum)
140 -square feet (maximum)
Interior -illumination prohibited
132 -square feet (minimum)
Per Eagle City Code
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Protect and enhance the small town character of the City by requiring signage which is creative
and distinctive, compatible with its surroundings, and an integral component of the style and
character of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8 -2A -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
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(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
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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.
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:
• Staff recommends the following changes to the "Ashbury Business Park No. 1 Master Sign Plan
for 1525-1655 North Meridian Road Four Buildings", with underlined text to be added and strike
through to be deleted so as to be in compliance with Eagle City Code.
Ashbury Business Park No. 1 Master Sign Plan
For 1525 —1655 North Meridian Road Four Buildings
This criterion has been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Ashbury Business Park Subdivision No. 1
shall be required to submit signage plans to the managing entity for written approval. A
design review sign application, accompanied by written approval of the managing entity,
shall be submitted to the City for any proposed signs for City review and approval. All signs
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shall be in compliance with the criteria stated 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. Each tenantbuilding within Ashbury Business Park Subdivision No. 1 will be required to
submithave a design review sign application submitted with the approval of the building
elevations.
3. All permits for tenant's signs and their installation shall be obtained by tenant or
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
6. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
7. A sign permit is required prior to the installation of anv sins on this site.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Multi -tenant EstefMonument Sign
a. One double -face entry monument sign shall be allowed at the main
corner of Bavaria Street and North.- Meridian Road (see Exhibit A).
b. The monument sign will be constructed per the sign elevation. date stamped by the city
on September 21. 2017appFeximatel19' rim". w-ith c tib:: G:
square feet.
d. The multi -tenant monument sign will be used by the tenants located within Ashbury
Business Park Subdivision No. 1the-builditigs. Tenants shall receive written approval
from the managing entity.
e. The background color of all tenant panels shall be Dark Bronze.
f. Tenants are permitted to place their text and logo on the background panel on the
monument sign.
2. Building Wall Signs
a. Exterior wall signs shall be individual reverse pan channel letters or open pan channel
letters with exposed neon. Halo illuminated with neon or L.E.D. pegged off the face of
the building 1/2" to 1" to '/z". The size of tenant's building wall sign(s) shall not exceed
10% of the surface area of the building as defined within Eagle City Code.
b. A sign permit is rceptir
c. Non -illuminated reverse pan channel letters installed flush to the building may be
considered if identified within an individual building's master sign plan. meso€
1isalloy =. -
sign_ phr,
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d. Tenants will be allowed to use their fonts and colors for their logo. All tenant's
identification designs, copy, color, and shapes shall require Landlord and City of
Eagle's approval.
e. Building addrii r er..
f. Tenants shall receive written approval from the managing entity.
g.
A master sign plan is required for each individual building with multiple tenants and
must also comply with this master sign plan. If an individual building has a single
tenant. all signs must comply with this master sign plan.
3. Freehanging Signs:
a. Not permitted
4. Miscellaneous Signs:
a. Tenants are allowed door signs identifying the business and/or indicated business hours
emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square
feet.
b. Tenants are allowed window signs as long as the total window area covered does not
exceed twenty five percent (25%) of the total window area of all windows facing public
streets.
C. 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 or service of signage.
2. Tenant or tenant'shie representative shall be responsible for costs of maintenance, service,
repair or replacement of tenant's sign, time clock or electrical wiring.
3. Tenant shall be required to keep sign in working order and all surfaces shall be maintained
in good condition. c wr
leaving -of ✓irl Ipxse:
4. Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building structure in a watertight condition that matches texture, color,
and material used in the construction of the building.
5. Tenants or tenant'shis representative should contact the managing entity for a list of
approved sign vendors.
6. 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.
6 Staff defers comment regarding the design and colors of the proposed monument sign 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 26, 2017,
at which time the Board made their decision.
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B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus 26:04)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
o The monument sign matches the existing Ashbury Subdivision entry monument sign.
• The proposed sign materials are similar to and will complement the existing office building and trash
enclosure.
BOARD RECOMMENDATION:
The Board voted 5 to 0 (Grubb absent, Schafer abstained) to recommend approval of DR -49-17 for a
design review application for a master sign plan for Ashbury Business Park Subdivision No. 1 for Brighton
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. The following shall be the master sign plan for Ashbury Business Park No. 1 for 1525-1655 North
Meridian Road Four Buildings:
Ashbury Business Park No. 1 Master Sign Plan
For 1525 —1655 North Meridian Road Four Buildings
This criterion has been established for the mutual benefit for all tenants.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Ashbury Business Park Subdivision No. 1
shall be required to submit signage plans to the managing entity for written approval. A
design review sign application, accompanied by 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 stated 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. Each building within Ashbury Business Park Subdivision No. 1 will be required to submit a
design review sign application with the approval of the building elevations.
3. All permits for tenant's signs and their installation shall be obtained by tenant or
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
6. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
7. A sign permit is required prior to the installation of any signs on this site.
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B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Multi -tenant Monument Sign
a. One double -face entry monument sign shall be allowed at the northwest corner of
Bavaria Street and North Meridian Road (see Exhibit A).
b. The monument sign will be constructed per the sign elevation, date stamped by the city
on September 21, 2017.
c. The multi -tenant monument sign will be used by the tenants located within Ashbury
Business Park Subdivision No. 1. Tenants shall receive written approval from the
managing entity.
d. The background color of all tenant panels shall be Dark Bronze.
e. Tenants are permitted to place their text and logo on the background panel on the
monument sign.
2. Building Wall Signs
a. Exterior wall signs shall be individual reverse pan channel letters or open pan channel
letters with exposed neon. Halo illuminated with neon or L.E.D. pegged off the face of
the building 1/2" to 1". The size of tenant's building wall sign(s) shall not exceed 10% of
the surface area of the building as defined within Eagle City Code.
b. Non -illuminated reverse pan channel letters installed flush to the building may be
considered if identified within an individual building's master sign plan.
c. Tenants will be allowed to use their fonts and colors for their logo. All tenant's
identification designs, copy, color, and shapes shall require Landlord and City of
Eagle's approval.
d. Tenants shall receive written approval from the managing entity.
e. A master sign plan is required for each individual building with multiple tenants and
must also comply with this master sign plan. If an individual building has a single
tenant, all signs must comply with this master sign plan.
3. Freehanging Signs:
a. Not permitted
4. Miscellaneous Signs:
a. Tenants are allowed door signs identifying the business and/or indicated business hours
emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square
feet.
b. Tenants are allowed window signs as long as the total window area covered does not
exceed twenty five percent (25%) of the total window area of all windows facing public
streets.
C. 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 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, time clock or electrical wiring.
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3. Tenant shall be required to keep sign in working order and all surfaces shall be maintained
in good condition.
4. Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building structure in a watertight condition that matches texture, color,
and material used in the construction of the building.
5. Tenants or tenant's representative should contact the managing entity for a list of approved
sign vendors.
6. 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.
2. A sign permit is required prior to the installation of any signs on this site.
3. Provide material samples showing tunes. colors. textures. etc. to be used in the construction of the
monument sign. The material samples shall be reviewed and approved by staff and one member of the
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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR -49-17) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
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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 Section 8 -2A -8(C)(3), and has concluded:
a. The subdivision sign complies with Eagle City Code.
b. The materials proposed on the entry feature and subdivision sign are consistent with the materials
utilized throughout the Ashbury development.
3. 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 subdivision sign is harmonious with the architectural design of the existing subdivision sign
within Ashbury Subdivision, and will not cover or detract from desirable architectural features.
DATED this 9th day of November 2017.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert IYr 1bb, Chairman
ATTEST:
Sharon K. Bergmann, Eagle City Clerk
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