Findings - DR - 2024 - DR-2024-45 - East End Riverside / Tennis Club Plaza Sub. 1 - MSP within East End RiversideBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A
MASTER SIGN PLAN FOR A MULTI -
TENANT BUILDING WITHIN EAST END
RIVERSIDE FOR RENNISON COMPANIES
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-45
The above -entitled design review application came before the Eagle Design Review Board for their action
on September 12, 2024. 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:
Rennison Companies, represented by Zach Turner, is requesting design review approval for a master
sign plan for a multi -tenant retail/restaurant/personal improvement/personal services building. The
1.2-acre site is generally located on the southeast comer of State Highway 44 and South Edgewood
Lane at 1632 East Riverside Drive within East End Riverside (portion of Lot 2, Block 1, Tennis Club
Plaza Subdivision No. 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 26, 2024.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 22, 2007, the City Council approved an annexation and rezone from RUT (Rural Urban
Transition — Ada County designation) and MU (Mixed Use) to MU-DA (Mixed Use with
Development Agreement) for Cornerstone Group, LLC (A-18-06/RZ-24-06).
On July 24, 2007, the City Council approved a preliminary plat for Eagle Gateway South Subdivision
for Cornerstone Group, LLC (PP-21-06).
On October 16, 2007, the City Council approved a design review for the common area landscaping
for Eagle Gateway South Subdivision for Cornerstone Group, LLC (DR-33-07).
On June 10, 2008, the City Council approved a modification to the development agreement to change
a "Hotel" use (shown as "C" conditional use under the MU zoning designation within Eagle City
Code Section 8-2-3 "Official Schedule of District Regulations") to a permitted use on the property
associated with Eagle Gateway Subdivision for Eagle Gateway South, LLC (RZ-24-06 MOD).
On September 23, 2008, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to allow for an overall building height of 39-
feet, decorative parapet walls of 46-feet, entrance parapet height of 48-feet, and an entryway feature
height of 58-feet. The modification also approved a digital reader board not to exceed two hundred
square (200) feet (RZ-24-06 MOD2).
On July 28, 2008, the City Council approved a parcel division for Cornerstone Group, LLC (PD-02-
08).
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On June 25, 2013, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to allow for a Commercial Entertainment
Facility (Tennis and outdoor recreational facility), Nursing/Convalescent Home, and a building height
exception for the tennis facility not to exceed 45-feet in height and a height exception for a hotel to
not exceed 60-feet in height (RZ-24-06 MOD3).
On June 27, 2013, the Design Review Board approved a design review application for a commercial
entertainment facility for the Eagle Tennis Facility (DR-19-13).
On January 9, 2014, the Design Review Board remanded the design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility to staff (DR-19-13 MOD).
On January 28, 2014, the City Council approved a preliminary plat application for Tennis Club Plaza
Subdivision (PP-13-13).
On March 27, 2014, the Design Review Board approved a design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility (DR-19-13 MOD2).
On June 25, 2015, the Design Review Board approved a design review application to modify a
commercial entertainment facility for the Eagle Tennis Facility (DR-19-13 MOD3).
On July 28, 2015, the City Council approved a modification to the development agreement and
associated exhibits within the development agreement to reduce the setback associated with interior
side property lines and allow for a restaurant with drive -through (RZ-24-06 MODS).
On March 2, 2016, the final plat for Tennis Club Plaza Subdivision No. 1 was recorded at the Ada
County Recorder's office.
On July 26, 2016, the City Council approved a final plat application for Tennis Club Plaza
Subdivision No. 2 (FP-08-16).
On August 10, 2016, the City approved a design review application to modify the common area
landscaping around the perimeter of Tennis Club Plaza Subdivision No. 2 (DR-19-13 MODS).
On June 11, 2024, the City Council approved a design review application to remodel the existing
85,614-square foot tennis center and to construct a 50,515-square foot building addition to create a
health club for Life Time Club (DR-19-13 MOD6).
D. COMPANION APPLICATIONS: DR-2024-44 (building application).
E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use.
F. ZONING DESIGNATION: C-1 (Neighborhood Business District).
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
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I. SIGNAGE:
Building Wall Si
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 lease
space (maximum)
Illumination
Halo -illuminated, externally
illuminated, non -illuminated
Interior -illumination prohibited
Materials
As limited within the master sign
plan
Cast metal, fiberglass, plastic,
acrylic (or sim.), minimum V2" thick
to maximum 8" thick
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(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 1632 East Riverside
Drive. Staff recommends the following changes to the document titled "Design Review Master
Sign Plan Narrative East End Riverside Retail VI — Eagle, Idaho" with the text shown with
underline to be added and the text shown with strikethrough to be deleted.
Master Sign Plan
East End Riverside Retail VI Building —Engle,--Idaho
,
Building Signs (Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's
management entity for written approval. An administrative level design review sign
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application, accompanied by the written approval of the managing entity, shall be submitted to
the City for any proposed signs for the City's review and approval. All signs shall comply with
the criteria stated herein as well as the 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. Wall Signs
a. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall
be a minimum of Y2" and a maximum of 8" thick. Wall Signs may be surface -mounted or
held off face of building. Illuminated and non -illuminated channel letter signs may also be
incorporated.
b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typ.).
c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building
elevation sheets. Final sign location and sizes will be provided as part of the tenant design
review sign application. Wall sign locations are shown on all 4 sides of the building. Each
business within a multi -tenant building may be allowed up to three wall signs provided that
each sign is placed on a different side of the building. Size of signs shall not exceed 10%
of the area of the building face to which it is attached (measured by tenant's lease space H
x W).
d. Wall Sign Illumination:
i. The building facade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
ii. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance.
iii. Where occurs, sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
3. Blade signs are encouraged, where appropriate. Blade signs may be halo ifitefrially illuminated
or floodlit by gooseneck light. In any case, blade signs shall maintain an 8'-0" minimum clear
height from the finish grade.
Building Address Number (Where Required):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs:
1. No directional signs are proposed under this application.
Monument Signs:
1. No monument signs are proposed under this application. Comply with the East End Riverside
master sign plan (DR-35-16 MOD) for approved locations and sign elevations.
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Sign Examples:
Wall Sign (Parallel)
Cast Metal or plastic with Wall -Mounted Lighting
Wall Sign (Parallel)
Cast Metal or Plastic with Wall -Mounted Gooseneck Lighting
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Wall Sign (Parallel)
Individual Letter Sign with no gooseneck fixtures (assume halo -illuminated at night)
Hanging Canopy Sign
Sign Placement:
1 SOUTH ELEVATION
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3 WEST ELEVATION
2 EAST ELEVATION
4 NORTH ELEVATION
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 September 12,
2024, 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 with the modifications proposed by staff.
BOARD DECISION:
The Board voted 4 to 0 (Lindgren and Mihan recused; Sayer absent) to recommend approval of DR-2024-
45 for a design review application for the master sign plan for a multi -tenant building, with the following
staff recommended site specific conditions of approval and standard conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for East End Riverside VI Building:
Master Sign Plan
East End Riverside VI Building
Building Signs (Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's management
entity for written approval. An administrative level design review sign application, accompanied
by the written approval of the managing entity, shall be submitted to the City for any proposed
signs for the City's review and approval. All signs shall comply with the criteria stated herein as
well as the 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. Wall Signs
a. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be
a minimum of'h" and a maximum of 8" thick. Wall Signs may be surface -mounted or held off
face of building. Illuminated and non -illuminated channel letter signs may also be
incorporated.
b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typ.).
c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building elevation
sheets. Final sign location and sizes will be provided as part of the tenant design review sign
application. Wall sign locations are shown on all 4 sides of the building. Each business within
a multi -tenant building may be allowed up to three wall signs provided that each sign is placed
on a different side of the building. Size of signs shall not exceed 10% of the area of the
building face to which it is attached (measured by tenant's lease space H x W).
d. Wall Sign Illumination:
i. The building facade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
ii. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance.
iii. Where occurs, sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
3. Blade signs are encouraged, where appropriate. Blade signs may be halo illuminated or floodlit by
gooseneck light. In any case, blade signs shall maintain an 8'-0" minimum clear height from the
finish grade.
Building Address Number (Where Required):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs:
1. No directional signs are proposed under this application.
Monument Signs:
1. No monument signs are proposed under this application. Comply with the East End Riverside
master sign plan (DR-35-16 MOD) for approved locations and sign elevations.
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Sign Examples:
Wall Sign (Parallel)
Cast Metal or plastic with Wall -Mounted Lighting
Wall Sign (Parallel)
Cast Metal or Plastic with Wall -Mounted Gooseneck Lighting
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Wall Sign (Parallel)
Individual Letter Sign with no gooseneck fixtures (assume halo -illuminated at night)
Hanging Canopy Sign
Sign Placement:
1 SOUTH ELEVATION
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NI
3 WEST ELEVATION
2 EAST ELEVATION
4 NORTH ELEVATION
2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. A building permit/zoning permit shall be required prior to construction of any sign which is not
attached to a building with an active building permit.
2. Approval shall expire without notice to the applicant on the date of expiration of this Design Review,
as stipulated in Eagle City Code (one year from approval date).
3. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the City Council.
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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-2024-45) 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 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 26th day of September 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Countvl Idaho
Walter Lindgren, Chairman
ATT ST:
Tracy E.j..• , Eagle City Clerk
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