Findings - DR - 2023 - DR-34-23 - Lakemoor Sub. No. 8 - Lakemoor Sub. No. 8 Master Sign Plan for Multi-Tenant Office Building 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 OFFICE BUILDING WITHIN )
LAKEMOOR SUBDIVISION NO.8 )
FOR DRB INVESTMENTS )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-34-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on July 13, 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:
DRB Investments, represented by James Marsh with CSHQA, is requesting design review approval
for a master sign plan for a multi-tenant office (medical/dental and business/professional) building.
The 2.329-acre site is located on the southeast corner of East Eagles Gate Drive and North Eagle
Road at 79 East Eagles Gate Drive(Lot 1,Block 10,Lakemoor Subdivision No. 8).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 10,2023.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 22, 2003, the City Council approved a Comprehensive Plan Amendment (CPA-4-02) to
change the land use designation on the Comprehensive Plan Land Use Map from Residential Two(up
to two dwelling units per acre) to Mixed Use, an annexation and rezone (A-3-02 & RZ-5-02) from
RUT(Rural Urban Transitional)to MU-DA(Mixed Use with Development Agreement)and a rezone
from R-2 (Residential-up to two dwelling units per acre) to MU-DA (Mixed Use with Development
Agreement)for this site for B.W. Eagle, Inc.
On June 19, 2007, the City Council approved a modification to the development agreement for DMB
Investments, LLC, and Eagle Lifestyle Center, LLC, by amending and restating the original
development agreement(recorded as Instrument No. 105048971)(RZ-05-02 MOD).
On August 9, 2016, the City Council approved a rezone with development agreement, development
agreement modification, (development agreement in lieu of a PUD), and a preliminary plat
modification for a 409-lot(existing platted 223 residential, 14 commercial,and 21 common[7 private
road]; proposed 117 residential lots [32 attached], 16 commercial lots, 18 common lots [3 private
street lots and 1 utility lot]) for DMB InvestmentsB.W. Eagle, Inc. (RZ-03-16/RZ-05-02 MOD4 and
PP-03-05 MOD2).
On January 22, 2019, the City Council approved the final plat for Lakemoor Subdivision No. 8 for
DA Land,Inc. (FP-02-19).
On January 22, 2019,the City approved a design review application for the common area landscaping
within Lakemoor Subdivision No. 8 (DR-56-18).
On January 14, 2020, the City Council approved a design review application for a multi-tenant office
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(business and professional, medical and dental), clinic, and personal services building for C&O
Development within Lakemoor Subdivision No. 8 (DR-69-19).
On July 14, 2020, the City Council approved a design review application to modify a multi-tenant
office(business and professional,medical and dental), clinic,and personal services building for C&O
Development within Lakemoor Subdivision No. 8(DR-69-19 MOD).
For additional property history see:RZ-05-02, PP-03-05, PP-03-05 MOD, RZ-05-02 MOD2, FP-
08-15,RZ-05-02 MOD3, FP-02-16,RZ-05-02 MODS, FP-03-17, and FP-11-17.
D. COMPANION APPLICATIONS: DR-33-23 (building application).
E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use.
F. ZONING DESIGNATION:MU-DA(Mixed Use with a development agreement in lieu of a PUD).
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. SIGNAGE:
Building Wall Signs east elevation
Sign Data Proposed Required
Wall Sign Dimensions Varies based on tenant's font and too Varies based on tenant leases ace
Area of Signage Varies based on tenant's font and logo 10% of the area of the tenant lease
space maximum
Illumination Halo-illuminated Interior-illumination prohibited
Materials Aluminum, powder coated white, 2" Per the master sign plan criteria
thick,with 1 %2"stand offs included within the staff report and
Eagle City Code
Buildin Wall Signs west elevation
Sign Data Proposed Required
Wall Sign Dimensions Varies based on tenant's font and too Varies based on tenant lease s ace
Area of Signage Varies based on tenant's font and logo 20% of the area of the tenant lease
space maximum
Illumination Halo-illuminated Interior-illumination prohibited
Materials Aluminum, powder coated white, 2" Per the master sign plan criteria
thick,with 1 'V2"stand offs included within the staff report and
Eagle City Code
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Monument Sign
Sign Data Proposed Required
Sign Dimensions 15' high x 15'wide 15' high maximum
Area of Si na a 92-s uare feet 140-s uare feet maximum
Illumination Punch through illumination Interior-illumination prohibited
Sign Landscaping 0-square feet 282-s uare feet minimum
Materials Aluminum tenant cabinets painted black, Per the master sign plan criteria
%" clear acrylic push through graphics included within the staff report and
with opaque vinyl, aluminum top cap Eagle City Code
painted satin black, nichiha corbosa
concrete series wall panels accent with
longboard siding cladding, emperor
midnight black stacked pattern.
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
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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): Definition:
GRADE: The elevation or level of the street closest to the sign to which reference is made, as
measured at the street's centerline, or top of curb if one exists, adjacent to where the sign is to be
placed, or the relative ground level in the immediate vicinity of the sign if determined by the
zoning administrator to be an accurate determination for grade with regard to the intent of this
article.
HEIGHT OF SIGN: The vertical distance measured from the grade to the highest point of a sign
or any vertical projection thereof. Architectural elements used above any sign area may be
excluded from the maximum height measurement if the city determines that said architectural
elements add to the character of the sign and do not create an overbearing appearance in relation
to the sign, building and area.
ILLUMINATION, PUNCH THROUGH LETTER: A sign with letters, logos or other sign
graphics that are opaque (no light is permitted to shine through them), that are attached to a sign
cabinet or structure that allows light to shine through it. The distance between the letters, logos,
or other sign graphics and the background (surface of the cabinet or structure) is a maximum of
one-half inch (1/2"). The light source is concealed within the cabinet or structure and is not
visible except that illumination from the light source shines through transparent (nonopaque)
background material for no more than one-fourth inch (1/4") around the letters, logo, and other
graphics,creating a halo effect.
• 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)(14): Landscaping:
Landscaping shall be provided at the base of all monument signs. Landscape plans shall be
prepared by or under the responsible control of a licensed landscape architect with said plans to
be duly stamped to clearly identify the preparer. The amount required shall be three (3) times the
size of the largest sign area. An example is shown as follows:
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C. DISCUSSION:
• The applicant is requesting design review approval for a master sign plan for a multi-tenant office
(medical/dental and business/professional) building located within Lakemoor Subdivision No. 8.
The only criteria provided was within the applicant's justification letter. Staff recommends the
following criteria for the "Channel Center Multi-tenant Office (Medical/Dental and
Business/Professional)Building Master Sign Plan."
Eagles Gate Multi-tenant Office
(Medical/Dental and Business/Professional)Building
Master Sign Plan
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant within the Eagles Gate Multi-tenant Office Building shall be required to
submit signage to the managing entity for written approval. A design review sign
application, accompanied by the 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 state herein as well as 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. All permits for tenant's signs and their installation shall be obtained by the tenant or his
representative and shall conform to all local building and electrical does as well as the
criteria set forth hereafter.
3. All tenant signs shall be designed,constructed,and installed at tenant's expense.
4. No exposed conduits, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
5. All signs shall meet Underwriters Laboratories and National Electrical Code
requirements.
6. Tenant shall be required to fulfill all the requirements of these criteria.
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B. MONUMENT SIGN:
1. One 15' high x 15'wide multi-tenant monument sign is permitted.
2. Tenant letters and logo will be fabricated from punch through letters '/2" thick acrylic
material. The light source is concealed with opaque material leaving ''/4" around the
letters and logo,creating a halo effect.
3. Tenant background shall be black.
4. Tenant letters and logo shall be white.
C. BUILDING WALL SIGNS:
1. Tenant signs are permitted on the east and west building elevations.
2. Each tenant is permitted two building wall signs (one on the east and one on the west
building elevations).
3. Tenant letters and logo are permitted.
4. Tenant letters and logo shall be painted powder coated white.
5. Tenant letters and logo shall be illuminated with white LED illumination.
6. Wall signs located on the west building elevation are permitted to be 20%of the tenant's
lease space. Wall signs located on the east building elevation are permitted to be 10%of
the tenant's lease space.
7. Wall signs shall be 2"thick aluminum and pegged off the face of the building 1 %2".
8. Tenant signs shall be located pursuant to building elevations date stamped by the City on
May 10,2023,O and shown below.\'•I WllpNc 4 WRWGSGNWf S�Nw!
IOCATpN f• a o.] leC ! !s =__'�
!a .f
1 1
... ..... .. .....
_-LD.tOm aMR�1
... 1 _-_•n aouuo_f
_1Y'_flfLL!
EAST ELEVATION
wapNa scxf,
(5) faa (4) Cg auuuwc vrruwf(2 1 1)
1
-,
dD
I __JLJS
A WEST ELEVATION
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D. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant's sign contractors. Tenant and
sign contractors 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 including but not limited to its mounting, time
clock,photocell or electrical wiring.
3. Tenant shall be required to keep sign in good working order and all surfaces shall be
maintained in good condition.
4. Upon termination of tenant's lease, the tenant, or its assigned, shall remove any sign,
advertisement or notice placed on the premises and repair any damage or injury to the
building or development caused thereby,all at tenants expense.
• The site plan, date stamped by the City on May 10, 2023, shows the monument sign location;
however, the landscape plan, date stamped by the City on May 10, 2023, does not show the
monument sign location. Pursuant to Eagle City Code Section 8-2A-8(C)(14), landscaping shall
be provided at the base of all monument signs. Landscape plans shall be prepared by or under the
responsible control of a licensed landscape architect with said plans to be duly stamped to clearly
identify the preparer. The amount required shall be three (3) times the size of the largest sign
area. The applicant should be required to provide a revised landscape plan showing a minimum
of 282-square feet of landscaping around the base of the monument sign proposed along Eagle
Road. The landscape plan should be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a sign permit.
• The monument sign elevations,date stamped by the City on May 10,2023,show the brick pattern
to be a stacked pattern; however, the building elevation plans, date stamped by the City on May
10, 2023, show the brick pattern to be a running pattern. The applicant should be required to
provide a revised elevation plan of the monument sign showing the brick pattern to be a running
pattern to match the building. The revised elevation plan should be reviewed and approved by
staff prior to the issuance of a sign permit.
• Staff defers comment regarding the design, color, and materials of all proposed signs to the
Design Review Board.
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 July 13,2023, 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.
BOARD DECISION:
The Board voted 6 to 0(Duperault absent)to recommend approval of DR-34-23 for a design review
application for a master sign plan for a multi-tenant office(medical/dental and business/professional)
building,with the following staff recommended site specific conditions of approval and standard
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conditions of approval with text shown with underline to be added by the Board and text shown with
strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan criteria for the multi-tenant office (medical/dental and
business/professional)building located within Lakemoor Subdivision No. 8:
Eagles Gate Multi-tenant Office
(Medical/Dental and Business/Professional)Building
Master Sign Plan
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant within the Eagles Gate Multi-tenant Office Building shall be required to submit
signage to the managing entity for written approval. A design review sign application,
accompanied by the 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 state herein as well as 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. All permits for tenant's signs and their installation shall be obtained by the tenant or his
representative and shall conform to all local building and electrical does as well as the criteria
set forth hereafter.
3. All tenant signs shall be designed,constructed,and installed at tenant's expense.
4. No exposed conduits, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
5. All signs shall meet Underwriters Laboratories and National Electrical Code requirements.
6. Tenant shall be required to fulfill all the requirements of these criteria.
B. MONUMENT SIGN:
1. One 15'high x 15'wide multi-tenant monument sign is permitted.
2. Tenant letters and logo will be fabricated from punch through letters `/s" thick acrylic
material. The light source is concealed with opaque material leaving `/4" around the letters
and logo,creating a halo effect.
3. Tenant background shall be black.
4. Tenant letters and logo shall be white.
C. BUILDING WALL SIGNS:
1. Tenant signs are permitted on the east and west building elevations.
2. Each tenant is permitted two building wall signs(one on the east and one on the west building
elevations).
3. Tenant letters and logo are permitted.
4. Tenant letters and logo shall be painted powder coated white.
5. Tenant letters and logo shall be illuminated with white LED illumination.
6. Wall signs located on the west building elevation are permitted to be 20% of the tenant's
lease space. Wall signs located on the east building elevation are permitted to be 10% of the
tenant's lease space.
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7. Wall signs shall be 2"thick aluminum and pegged off the face of the building 1 ''/2".
8. Tenant signs shall be located pursuant to building elevations date stamped by the City on
May 10,2023, and shown below.
e NUNdNG LGNAGi 3 BUIIdNL LGNNGF S
IOGTION e a o LOGTgN
..... ..
_ LG.fbNC
1 EAST ELEVATION
- WNINNG SIGNNG ,-
's TocaioN (i) (3; euwns,wwlcE(2) )
_ -
A WEST ELEVATION
D. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant's sign contractors. Tenant and sign
contractors 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 including but not limited to its mounting, time clock,
photocell or electrical wiring.
3. Tenant shall be required to keep sign in good working order and all surfaces shall be
maintained in good condition.
4. Upon termination of tenant's lease, the tenant, or its assigned, shall remove any sign,
advertisement or notice placed on the premises and repair any damage or injury to the
building or development caused thereby,all at tenants expense.
2. Provide a revised landscape plan showing a minimum of 282-square feet of landscaping around the
base of the monument sign proposed along Eagle Road. The landscape plan shall be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a sign permit.
3. Provide revised elevation plans of the monument sign showing the punch through acrylic graphics
will not exceed '/2-inch as required within Eagle City Code Section 8-2A-8(B). The revised elevation
plans shall be reviewed and approved by staff prior to the issuance of a sign permit.
4. Provide a revised elevation plan of the monument sign showing the brick pattern to be—a—FHfiflifig
pettem to match the building. The revised elevation plan shall be reviewed and approved by staff
prior to the issuance of a sign permit.
5. A sign permit is required prior to the installation of any signs on this site.
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6. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
7. Upon completion of the monument sign and required landscaping,the applicant shall be required to
request a site inspection to be completed by the Planning and Zoning Department. Upon verification
that the monument sign and landscaping have been completed in compliance with the approved plans,
a certificate of completion will be issued.
8. Provide a revised elevation plan of the monument sign showing the correct address 79 East Eagles
Gate Drive. The revised elevation plan shall be reviewed and approved by staff prior to the issuance
of a sig_npermit.
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-34-23) 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:
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i. The building wall signage and monument sign will be required to be harmonious with the
architectural design of the building, and will not cover nor detract from desirable architectural
features.
DATED this 27t'day of July 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Ro rt Gru ,Chairman
N
ATTEST: G{��
ien
Tracy . Osborn,Eagle City Clerk
OF
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