Findings - DR - 2018 - DR-09-18 - Stillwater Business Park - Building Wall & Menu Board Signage For Dutch Bros In Stillwater Business ParkBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR BUILDING )
WALL AND MENU BOARD SIGNAGE )
FOR DUTCH BROS FOR STEVE AND )
MARRY ANN ADAN1SON )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -09-18
The above -entitled design review application came before the Eagle Design Review Board for their action
on April 12, 2018. 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:
Steve and Marry Ann Adamson, represented by Adam Garcia with Houston-Bugatsch Architects,
CHTD, is requesting design review approval to construct building wall and menu board signage for
Dutch Bros Coffee. The 0.53 -acre site is generally located on the southwest corner of West State
Street and State Highway 44 at 2505 West State Street within Stillwater Business Park.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 8, 2018.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 26, 2008, the City Council approved a comprehensive plan map and text amendment to
change the land use designation on the Comprehensive Plan Land Use Map from Residential One (up
to one (1) unit per acre) and Residential Two (up to two (2) units per acre) to Business Park, and to
establish a new planning sub -area within the Land Use Chapter of the plan (CPA -02-08).
On February 10, 2009, the City Council approved an annexation and rezone with development
agreement and preliminary plat for Stillwater Business Park for Tri Cedars Management, LLC (A-07-
07/RZ-09-07 and PP -11-07).
On September 22, 2009, the City Council approved a development agreement modification to allow
one (1) lot to be developed using an approved septic system. The modification also allowed the
proposed Stillwater Business Park to be served by a temporary access from State Highway 44 until
such time the realignment of Ballantyne Road was completed (RZ-09-07 MOD).
On September 22, 2009, the City Council approved a preliminary plat modification in regard to the
future phases of the development associated with the property owned by the Eagle Sewer District and
the timing of eliminating the temporary access providing access to the development from State
Highway 44 (PP -11-07 MOD).
On October 13, 2013, the Stillwater Business Park Subdivision preliminary plat expired (PP -11-07
MOD).
On January 12, 2016, the City Council approved a Comprehensive Plan Text Amendment and Map
Amendment, a rezone with a development agreement, and preliminary plat for Stillwater Subdivision
(CPA-04-15/RZ-07-15 and PP -04-15).
Page 1 of 9
K:\Planning Dcpt\Lagl. Applications\Dr\2OI8\DR 0Y-18 Dutch Bros Signage drldoc
On March 24, 2016, the Design Review Board approved the common area landscaping within
Stillwater Subdivision (DR -11-16).
On January 10, 2017, the City Council approved a preliminary plat extension of time for the
preliminary plat of Stillwater Subdivision to be valid until January 12, 2018 (EXT -11-16).
On August 8, 2017, the City Council approved the final plat for Stillwater Subdivision No. 1 (FP -08-
17).
On January 23, 2018, the City Council approved a modification to the final plat for Stillwater
Subdivision No. 1 (FP -08-17 MOD).
On February 15, 2018, the City approved a modification to the common area landscaping and entrance
to Stillwater Subdivision (DR -11-16 MOD).
D. COMPREHENSIVE PLAN DESIGNATION: Mixed Use
E. ZONING DESIGNATION: MU -DA (Mixed Use with a development agreement)
F. COMPANION APPLICATIONS: DR -08-18 (Dutch Bros Building)
G. SIGNAGE:
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
1\iaterials
Building Wall Sign (East Elevation)
Proposed
3' 1 1/2" high x 10" wide
31 -square feet
Halo -illuminated
Dutch Bros: 3" deep reverse pan aluminum
channel letters painted white, pegged off the
building 1 1/2", halo illuminated with white
LED,
3 Stripes: 3" deep reverse pan aluminum
painted yellow, red, and blue, pegged off the
building 1 '/z", halo illuminated with white
LED,
Coffee: Yellow area 3" deep reverse pan
aluminum painted yellow, red "Coffee" 1/8"
aluminum painted red, space of 1" from routed
out letters in yellow background, backup routed
letters with white lexan in background, halo
illuminated with white LED to allow a halo -lit
"Coffee", yellow background pegged off the
building 1 'h", halo illuminated with white
LED
Page 2 of 9
K:\I'lannmg Dept\Eagle Applications\nr\2018\DR 09 18 Dutch Bros Signage drf.doc
Required
N/A
45 -square feet (maximum)
Interior -illumination prohibited
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Building Wall Sign (West Elevation)
Proposed
3' 1 '/" high x 10" wide
31 -square feet
Halo -illuminated
Dutch Bros: 3" deep reverse pan aluminum
channel letters painted white, pegged off the
building 1 1/2", halo illuminated with white
LED,
3 Stripes: 3" deep reverse pan aluminum
painted yellow, red, and blue, pegged off the
building 1 1/2", halo illuminated with white
LED,
Coffee: Yellow area 3" deep reverse pan
aluminum painted yellow, red "Coffee" 1/8"
aluminum painted red, space of 1" from routed
out letters in yellow background, backup routed
letters with white lexan in background, halo
illuminated with white LED to allow a halo -lit
"Coffee", yellow background pegged off the
building 1 1", halo illuminated with white
LED
Building Wall Sign (North Elevation)
Proposed
4' 11 1/2" high x 3' 8 1/2" wide
19 -square feet
Halo -illuminated
3" deep reverse pan aluminum windmill
painted white, pegged off the aluminum backer
1 1", halo illuminated with white LED, 1/8"
aluminum backer painted PMS 7691 C. Blue,
flush mounted to the building
Page 3 of 9
K:U'lanning Dept \Eagle Applications\Dr\2018\DR-119-18 Dutch Bros Signagc drf.doc
Required
N/A
47 -square feet (maximum)
Interior -illumination prohibited
Required
N/A
128 -square feet (maximum)
Interior -illumination prohibited
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Wall Mounted Menu Board Signs (South Elevation)
Proposed
3' 10" high x 2' 9" wide
15 -square feet
Internally illuminated with Tight bars located on
the sides of the light box, 45 watts, 5600
Kelvin
Required
7' high (maximum)
35 -square feet (maximum)
Internal illumination permitted
for menu board signs
Aluminum outdoor light box mounted flush to
the building
Two (2) Wall Mounted Swivel Menu Board Signs (North and South Elevations)
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Materials
Proposed
3' 10" high x 2' 9" wide
15 -square feet
Internally illuminated with light bars located on
the sides of the light box, 45 watts, 5600
Kelvin
Aluminum outdoor lightbox, .125" aluminum
routed sheet frame painted dark blue, menu to
mount to 2"x2" aluminum angle clips on back,
menu and frame to pivot with 2" aluminum
knob and nylon washers.
Required
7' high (maximum)
35 -square feet (maximum)
Internal illumination permitted
for menu board signs
Two (2) Freestanding Menu Board Signs (West side of drive-through drive aisle)
Sign Data
Wall Sign Dimensions
Area of Signage
Illumination
Proposed Required
5' 6" high x 2' 9" wide
15 -square feet
7' high (maximum)
35 -square feet (maximum)
Internally illuminated with light bars located on Internal illumination permitted
the sides of the light box, 45 watts, 5600 for menu board signs
Kelvin
Materials Steel bar powder coated dark blue, aluminum
outdoor light box
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.
Page 4 of 9
K:U'lanntng Dcpt\Eagle Applications\Dr\?018U)R-09-18 Duch Bros Signage drI doe
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(B): Definitions:
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.
FREESTANDING SIGN: A single or multiple faced sign, supported from the ground by one or
more columns, uprights or braces.
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)(13) Sign Illumination:
Page 5 of 9
K:\I'lanning Dept\1 aglc Applications\Dr\2018\DR-09-18 Dutch Bros Signage drfdoc
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 to construct three (3) building wall signs and
five (5) menu board signs. Building wall signs are proposed on the north, east, and west building
elevations. Menu Board signs are proposed on the south and north elevations and freestanding
menu board signs are proposed on the west side of the drive-through drive aisle. The proposed
freestanding menu board signs are designed with a pole support. Eagle City Code Section 8 -2A -
8(B) defines a pole sign as "a freestanding sign that is supported by one or more poles that are not
enclosed as in a monument sign structure" and are not permitted. The applicant should be required
to provide revised elevation plans showing the two freestanding menu board signs to have a solid
base that match the materials and colors used in the construction of the building. The revised
elevation plans should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a sign permit.
• The applicant has identified the LED lighting located internal to the light box at 45 watts and 5600
Kelvin. Eagle City Code Section 8-4-4-2 limits the LED lighting to a maximum of 3000 Kelvin (or
approved equivalent). The applicant should be required to provide a lighting cut sheet showing the
LED lighting at a maximum of 3000 Kelvin. The lighting cut sheet should be reviewed and
approved by staff prior to the issuance of a sign permit.
In addition, if the Design Review Board recommends approval of the menu board signs with
internal illumination the following findings should be made per Eagle City Code 8 -2A -8(C)(6):
(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.
• Staff defers comment regarding the design and color of all proposed signs to the Design Review
Board.
Page 6 of 9
K:Wlanning Dept\Eagle Applications\DA20I8\DR-09.18 Dutch Bros Signage drldoc
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 April 12, 2018, at
which time the Board made their decision.
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 time 44:10)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board would like the applicant to add directional signage to the site to assist with the vehicular
circulation of the site.
BOARD RECOMMENDATION:
The Board voted 7 to 0 to approve DR -09-18 for a design review application to construct three (3) building
wall signs and five (5) menu board signs for Dutch Bros for Steve and Marry Ann Adamson, 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 elevation plans showing the two freestanding menu board signs to have a solid base
that match the materials and colors used in the construction of the building. The revised elevation
plans shall be reviewed and approved by staff and one member of the Design Review Board prior to
the issuance of a sign permit.
2. Provide a lighting cut sheet showing the LED lighting at a maximum of 3000 Kelvin. The lighting cut
sheet shall be reviewed and approved by staff prior to the issuance of a sign permit.
3. A sign permit is required prior to the installation of any signs on this site.
4. Provide a site plan showing the proposed locations of all direction signage and provide sien elevations
for all directional signage proposed for the site. The directional signs shall have a solid base that match
the materials and colors used in the construction of the building. The site plan and sign elevations shall
be reviewed and approved by staff and one member of the Design Review Board prior to the issuance
of a sign permit. The directional sig nag a shall be installed prior to the issuance of an occupancy
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).
Page 7 of 9
K:U'lanning Dept'Eagle Applcations\DA2018\DR-09-18 Dutch Bros Signage JrLtloc
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 -09-18) 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 Section 8-2A-13(B)(2)(i), and has concluded:
i. The building wall and menu board signs are harmonious with the architectural design of the
building and will not cover or detract from desirable architectural features
3. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code Section 8 -2A -8(C)(6), and has concluded:
1. The lighting in compliance with site specific condition No. 2 will be harmonious with and in
accordance with the general objectives, or with any specific objective of this article;
2. The lighting will 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.
Page 8 of 9
K:\Planning Dept\Eagle Applications\Dr\20I8\DR-09-18 Dutch Bros Signage drfdoc
DATED this 26th day of April 2018.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert Grubb, Ch. man
ATTEST:
14'1/4 -k -6 -1)/ -
Sharon K. gmann, Eagle City Clerk
Page 9 of 9
K:U'Ianning Dept\Eagle Apphcauons\Dr\2018\DR 09 18 Dutch Bros Signage drf doe