Findings - DR - 2023 - DR-47-23 - 577 E State Street - Master Sign Plan for 577 East State Street, Including Building Wall Signage and A Mulit-Tenant Monument Sign for Ascend Dental BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN )
PLAN FOR 577 EAST STATE STREET, )
INCLUDING BUILDING WALL SIGNAGE AND )
A MULTI-TENANT MONUMENT SIGN FOR )
ASCEND DENTAL FOR TYSON GRAY AND )
TIFFANCY LARSON )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-47-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 26, 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:
Tyson Gray and Tiffany Larson,represented by David Moorhouse with McCarter Moorhouse,is
requesting design review approval for the master sign plan for 577 East State Street,including the
building wall signs and multi-tenant monument sign for Ascend Dental.The 1-acre site is located on
the south side of East State Street approximately 75-feet east of the intersection of East State Street
and South Young Lane at 577 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 15, 2023. Supplemental
information (revised sign elevation, sign locations, master sign plan criteria) received October 16,
2023.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 5, 1986, the City Council approved a design review application for a dental office
*DR-15-86).
On April 12, 2022, the City Council approved a design review application for the common area
landscaping within Parkway Development, including a 3,000-square foot office (medical and dental)
building for Parkway Dental and phasing plan(DR-03-22). This application has expired.
D. COMPANION APPLICATIONS:DR-46-23 (building application).
E. COMPREHENSIVE PLAN DESIGNATION:Downtown.
F. ZONING DESIGNATION: CBD(Central Business District).
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the Transitional Development Area(TDA)overlay district.
H. URBAN RENEWAL DISTRICT:Yes.
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I. SIGNAGE:
Future Building Wall Signs
Sign Data Proposed Required
Wall Sign Dimensions Varies based on tenant's font and logo As limited within this application
Area of Signage Varies based on tenant's font and logo 10% of tenant's lease space
frontage(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Materials As limited within the master sign plan Tenant letter and logo permitted,
painted in semi-gloss black, 2"
thick aluminum,pegged off the face
of the building 1 Y2"
Ascend Dental Building Wall Sign(north elevation)
Sign Data Proposed Required
Wall Sign Dimensions 2' 6"high x 26' 10"wide Varies based on tenant
Area of Signage 53-square feet 157-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Materials Individual reverse pan letters and logo Tenant letter and logo permitted,
with 2" returns painted semi-gloss black, painted in semi-gloss black, 2"
pegged off the face of the building 1 ''/2", thick aluminum,pegged off the face
halo illuminated with white LED of the building 1 '/2"
Ascend Dental Building Wall Sign(west elevation)
Sign Data Proposed Required
Wall Sign Dimensions 1' 6"high x 16' 1"wide Varies based qn tenant
Area of Signage 20-square feet 162-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Materials Individual reverse pan letters and logo Tenant letter and logo permitted,
with 2" returns painted semi-gloss black, painted in semi-gloss black, 2"
pegged off the face of the building 1 ''/2", thick aluminum,pegged off the face
halo illuminated with white LED of the building 1 '/2"
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Monument Sign(East State Street)
Si'n Data Proposed Required
Sian Dimensions 8' high x 7' 6"wide 8'high(maximum)
Area of Signage 36-square feet 60-square feet(maximum)
Illumination Punch through illuminated Interior-illumination prohibited
Sian Landscaping 0-square feet(approximately) 108-square feet(minimum)
Materials Backgrounds and returns painted SW Backgrounds and returns painted
Swiss Coffee with sand texture,individual SW Swiss Coffee with sand texture,
raised tenant faces are aluminum painted individual raised tenant faces are
SW Swiss Coffee, copy and logo are aluminum painted SW Swiss
routed '/2" acrylic push through with Coffee, copy and logo are routed
opaque black vinyl overlaid, metal top '/2" acrylic push through with
cap painted semi gloss SW Caviar, base opaque black vinyl overlaid, metal
cap painted med grey with med texture top cap painted semi gloss SW
finish, base to have cultured stone veneer Caviar, base cap painted med grey
to match the building with med texture finish, base to
have cultured stone veneer to match
the building
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;
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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:
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.
• 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 of a master sign plan for 577 East State Street.
Staff recommends the following changes to the document titled "Office (Medical and Dental)
Building Master Sign Plan" with text shown with underline to be added and text shown with
strikethrough to be deleted.
577 East State Street
Office(Medical and Dental/Business and Professional)Building
Master Sign Plan
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant within the 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. Tenants shall be required to fulfill all the requirements of these criteria.
B. MONUMENT SIGN:
1. One 8'high x 7' 6"wide multi-tenant monument sign is permitted.
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2. Tenant letters and logo will be fabricated from punch through letters '/2" thick acrylic
material with opaque black vinyl overlay. The light source is concealed with opaque
material leaving '/4"around the letters and logo, creating a halo effect.
3. Tenant background shall be SW Swiss Coffee.
4. Tenant letters and logo shall be black.
C. BUILDING WALL SIGNS:
1. Tenant signs are permitted on the north,south,and west building elevations.
2. The front tenant is permitted two building wall signs (one on the north and one on the
west building elevations)and the rear tenant is permitted twoene building wall signs(one
on the west and one on the south building elevation).
mindful-ef-iIluminatien-as-it-faees-the-parking-let-and-r-esidential-area,
3. Tenant letters and logo are permitted.
4. Tenant letters and logo shall be painted semi-gloss black.
5. Tenant letters and logo shall be illuminated with white LED illumination on the north and
west building elevations. Tenant letters and logo shall be non-illuminated on the south
building elevation.
6. Wall signs located o the north and, est building elevations 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. Potential Sign Locations
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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. Tenants 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 landscape plan shows the existing landscaping (sod) around the monument sign to remain
and no additional landscaping is proposed. Pursuant to Eagle City Code Section 8-2A-8(C)(14),
three times the size of the largest sign area in landscaping is required. The applicant should be
required to provide a revised landscape plan showing 108-square feet of landscaping around the
base of the monument sign. The revised 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 landscape plan shows the monument sign proposed to be located within the Ada County
Highway District(ACHD)right-of-way. Historically ACHD has not permitted signage within the
right-of-way. The applicant should be required to provide a copy of a license agreement(between
the property owner and ACHD) allowing the monument sign and required landscaping to be
located within the right-of-way. The license agreement should be received prior to issuance of a
sign permit. If ACHD does not permit the monument sign and required landscaping within the
right-of-way, the applicant should be required to provide a revised landscape plan showing the
monument and required landscaping to be located on the site. The landscape plan should be
reviewed and approved by staff prior to the issuance of a sign permit.
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 October 26, 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 and proposed sign elevations.
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• The Board is in favor of the monument sign location within ACHD right-of-way and recognize
ACHD has the final say on if the sign can be located within the right-of-of way.
BOARD DECISION:
The Board voted 4 to 0(Grubb,Duperault,and Mihan absent)to recommend approval of DR-47-23 for a
design review application for a master sign plan for 577 East State Street,including building wall signage
and a multi-tenant monument sign Ascend Dental,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 577 East State Street:
577 East State Street
Office(Medical and Dental/Business and Professional)Building
Master Sign Plan
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant within the 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. Tenants shall be required to fulfill all the requirements of these criteria.
B. MONUMENT SIGN:
1. One 8'high x 7' 6"wide multi-tenant monument sign is permitted.
2. Tenant letters and logo will be fabricated from punch through letters '/2" thick acrylic
material with opaque black vinyl overlay. The light source is concealed with opaque
material leaving 1/4"around the letters and logo,creating a halo effect.
3. Tenant background shall be SW Swiss Coffee.
4. Tenant letters and logo shall be black.
C. BUILDING WALL SIGNS:
1. Tenant signs are permitted on the north, south,and west building elevations.
2. The front tenant is permitted two building wall signs (one on the north and one on the
west building elevations) and the rear tenant is permitted two building wall signs (one on
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the west and one on the south building elevation).
3. Tenant letters and logo are permitted.
4. Tenant letters and logo shall be painted semi-gloss black.
5. Tenant letters and logo shall be illuminated with white LED illumination on the north and
west building elevations. Tenant letters and logo shall be non-illuminated on the south
building elevation.
6. Wall signs 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 Y2".
8. Potential Sign Locations
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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. Tenants shall be required to keep sign in good working order and all surfaces shall be
maintained in good condition.
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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 108-square feet of landscaping around the base of the
monument sign. The revised 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 a copy of a license agreement (between the property owner and ACHD) allowing the
monument sign and required landscaping to be located within the right-of-way. The license
agreement shall be received prior to issuance of a sign permit. If ACHD does not permit the
monument sign and required landscaping within the right-of-way, the applicant shall be required to
provide a revised landscape plan showing the monument and required landscaping to be located on
the site. 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.
4. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
5. A sign permit is required prior to the installation of any signs on this site.
6. Ensure that the proposed monument sign locations do not impede the traffic vision triangle.
7. Upon completion of the building wall signs,the monument sign,and the 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 building wall signs,monument sign,and landscaping have
been completed in compliance with the approved plans,a certificate of completion will be issued.
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
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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-47-23) 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:
i. The signage 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 9th day of November 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada C nty,Idaho
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