Findings - DR - 2024 - DR-69-23 - Arts West Subdivision No. 2 - Master Sign Plan for a Mulit-Tenant Retail/Office (Business/Professional and Medical/Dental) 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 )
RETAIL/OFFICE(BUSINESS/ )
PROFESSIONAL AND MEDICAL/ )
DENTAL)BUILDING FOR JULIE BROWN)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-69-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 14, 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:
Julie Brown, represented by Robin Gates with Studio L Architecture, is requesting design review
approval for a master sign plan for a multi-tenant retail/office (business/professional and
medical/dental) building. The 0.63-acre site is located northeast of State Highway 44 and North
Fisher Park Way within Eagle Island Crossing(Lot 10,Block 2,Arts West Subdivision No.2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 20,2023. �.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 13, 2008, the City Council approved a master sign plan for Eagle Island Crossing
Subdivision (DR-81-07). This master sign plan established criteria for the entry monument signs,
multi-tenant monument signs, Arts West School Monument sign, and building wall signage for all
buildings within the subdivision.
On March 26, 2012, the City Council approved a modification to the master sign plan for Eagle
Island Crossing Subdivision (DR-81-07 MOD). This master sign plan modification modified the
overall height of the multi-tenant monument sign from 8-feet high with a sign area of 50-square feet
to 25-feet high with a maximum sign area of 200-square feet, allowed the monument display on the
east end of the property to have an automated sign panel, allowed for single tenant building
monument signs,and updated how the sign area was to be calculated.
D. COMPANION APPLICATIONS:DR-68-23 (building application).
E. COMPREHENSIVE PLAN DESIGNATION:Mixed Use.
F. ZONING DESIGNATION: MU-DA(Mixed Use with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
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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 Varies based on tenant lease space
Area of Signage Varies based on tenant's font and logo 10% of the area of the tenant least
space(maximum)
Illumination Halo illuminated, exposed neon, or Interior illumination prohibited
externally illuminated
Materials Tenant's fonts and earthtone colors for Per the master sign plan criteria
logos using matte or flat finish included within the staff report and
Eagile City Code
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 compiled 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.
• Eagle City Code Section 8-2A-6(A)(4)(c)
c. The provision for effective and necessary business identification systems adapted to the
building design.
• Eagle City Code Section 8-2A-6(A)(4)(e)
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.
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• Eagle City Code Section 8-2A-8(B):Definitions:
AREA OF THE BUILDING FACE: The general outer surface of an exterior wall of a building.
The area of the building face shall be a total area of such surface, including the area of doors and
windows which open into such face,if any.
FACE OF SIGN: The surface of the sign area upon, against or through which the message is
displayed or illustrated.
MASTER SIGN PLAN: A plan designed to show the relationship of signs for any cluster of
buildings intended for business occupancy, or any single building containing more than one
business or any arrangement of business buildings or shops which constitute a visual entity as a
whole. These include developments such as shopping centers, mini-malls, business parks, and
multi-tenant commercial, office or industrial buildings housing four (4) or more businesses.
Additionally, a master sign plan may be submitted for a single business if the owner chooses to
submit an application for a master sign plan for said business.
SIGN AREA: The entire area within a single, contiguous perimeter enclosing the extreme limits
of writing,representation, logo,emblem or any figure or similar character,together with any form
or other material or color forming an integral part of the display or used to differentiate such sign
area from the background against which it is placed. The sign area shall not include the necessary
supports or uprights on which the sign is placed, and superficial, nonilluminated column covers,
ornamental trim and other such incidental objects attached thereto, or portions of the sign
structure which are not designed to convey a message.
• Eagle City Code Section 8-2A-8(C):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
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
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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:
• The applicant is requesting design review approval of a master sign plan for 44 North Fisher Park
Way. Staff recommends the following changes to the document titled "Commercial Space — 2
tenants Master Sign Plan" with text shown with underline to be added and text shown with
strikethrough to be deleted.
Master Sign Plan for
Multi-tenant Retail/Office Building
44 North Fisher Park Way
This criterion has been established for the mutual benefit for all tenants. 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.
A. GENERAL APPROVAL REQUIREMENTS
1. Each tenant shall be required to submit signage plans to the building's 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 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. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
• 3. All tenant signs shall be designed, constructed and installed at tenant's expense.
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4. No exposed conduit,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. BUILDING WALL SIGNS:
1. Exterior wall signs (flat or perpendicular) may be individual reverse pan channel letters
(halo illuminated), exposed neon, or externally illuminated. Design must meet HOA
guidelines.
2. Tenants shall be permitted a maximum square footage of 10%of their tenant space. Wall
area shall be calculated by multiplying the height up to the interior wall of the building by
the length(H x L)of the tenant's elevation.
3. Tenants will be allowed to use fonts and erg tene colors for their logo, using matte or
flat finishes. All tenant's identification designs, copy, color and shapes shall require
Landlord and City of Eagle's approval.
4. Any other signage such as temporary grand opening, etc. shall be approved by landlord
prior to installation and comply with Eagle City Code.
5. Any signage on doors or windows shall be approved by landlord prior to installation and
comply with Eagle City Code.
6. No monument or directional signs are proposed and none are approved. Refer to the
Master Sign Plan for Eagle Island Crossing (DR-81-07 MOD) for requirements for
monument sign tenant panels.Thc background color of all tcnant panels shall be a
_ea fnish Beige; oler
7. The bae d olor ofall tenant 1 hall be a to_t._ed f__ish Beige n color.
a. Tenants arc permitted to use their font » the ent If nen il�l_lu;._hated
to bo used the maximum acts depth that may cxtond beyond the face of the
background is 'A".
8. A sign permit accompanied by written approval from the subdivisions managing entity
shall be submitted to the City, reviewed and approved by staff prior to any signs being
placed on the multi-tenant monument signs.
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. Tenants or his representative shall be responsible for cost of maintenance, service, repair
or replacement of tenant's sign,time clock or electrical wiring.
3. Tenants shall be required to keep his/her sign in working order and all surfaces shall be
maintained in good condition. Tenants shall also be responsible for any repair or painting
for wall upon leaving of said space.
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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 the texture,
color, and material used in the construction of the building.
Sign Placement:
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STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on December 14,
2023,at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board is in favor the master sign plan criteria as proposed.
BOARD DECISION:
The Board voted 4 to 0 (Duperault, Mihan, and Greer absent) to recommend approval of DR-69-23 for a
design review application for a master sign plan for a multi-tenant retail/office (medical/dental and
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business/professional) building, with the following staff recommended site specific conditions of
approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for the multi-tenant retail/office building:
Master Sign Plan for
Multi-tenant Retail/Office Building
44 North Fisher Park Way
This criterion has been established for the mutual benefit for all tenants. 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.
A. GENERAL APPROVAL REQUIREMENTS
1. Each tenant shall be required to submit signage plans to the building's 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 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. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes 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 conduit,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. BUILDING WALL SIGNS:
1. Exterior wall signs(flat or perpendicular)may be individual reverse pan channel letters
(halo illuminated), exposed neon,or externally illuminated. Design must meet HOA
guidelines.
2. Tenants shall be permitted a maximum square footage of 10%of their tenant space.Wall
area shall be calculated by multiplying the height of the building by the length(H x L)of
the tenant's elevation.
3. Tenants will be allowed to use fonts and colors for their logo,using matte or flat finishes.
All tenant's identification designs,copy,color and shapes shall require Landlord and City
of Eagle's approval.
4. Any other signage such as temporary grand opening, etc. shall be approved by landlord
prior to installation and comply with Eagle City Code.
5. Any signage on doors or windows shall be approved by landlord prior to installation and
comply with Eagle City Code.
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6. No monument or directional signs are proposed, and none are approved. Refer to the
Master Sign Plan for Eagle Island Crossing (DR-8 1-07 MOD) for requirements for
monument sign tenant panels.
7. A sign permit accompanied by written approval from the subdivisions managing entity
shall be submitted to the City, reviewed and approved by staff prior to any signs being
placed on the multi-tenant monument signs.
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. Tenants or his representative shall be responsible for cost of maintenance, service, repair
or replacement of tenant's sign,time clock or electrical wiring.
3. Tenants shall be required to keep his/her sign in working order and all surfaces shall be
maintained in good condition. Tenants shall also be responsible for any repair or painting
for wall upon leaving of said space.
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 the texture,
color,and material used in the construction of the building.
Sign Placement:
Pip t D
PROPC,,ED F IARMADY
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2. Provide a copy of the electrical permit (if applicable) for the sign installation prior to issuance of a
sign permit.
3. A sign permit is required prior to the installation of any signs on this site.
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.
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CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-69-23) 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 building wall signs will be required to be harmonious with the architectural design of the
building, and will not cover nor detract from desirable architectural features.
DATED this 11.61 day of January 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Robert G b,Chairman
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