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Findings - CC - 2025 - DR-2024-71 - Design Review for a Master Sign Plan for a Multi-Tenant Office (Business and Professional) Building within Eagle River Development BEFORE THE EAGLE CITY COUNCIL IN THE MATTER OF AN APPLICATION ) FOR A DESIGN REVIEW FOR A MASTER ) SIGN PLAN FOR A MULTI-TENANT ) OFFICE(BUSINESS AND PROFESSIONAL) ) BUILDING WITHIN EAGLE RIVER ) DEVELOPMENT FOR EAGLE RIVER,LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-2024-71 The above-entitled design review application came before the Eagle City Council for their action on January 28, 2025. The Eagle City Council 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: Eagle River, LLC, represented by Joshua Hersel with Cushing Terrell, is requesting design review approval for a master sign plan for a multi-tenant office(business and professional)building. The 1.42- acre site is located on the north side of East Riverside Drive approximately 865-feet east of South Palmetto Avenue at 1100 East Riverside Drive within Eagle River Development(Lot 8,Block 3,Mixed Use Subdivision No.4). B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on October 23,2024. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On January 25, 2000, the Eagle City Council approved a comprehensive plan amendment from public/semi-public to commercial and from medium density residential to commercial, mixed use, public/semi-public & a rezone from A (agriculture) and M-1A (Industrial Park District) to PS-DA (Public/Semi-Public), R-4-DA (Residential), C-3-DA (Highway Business District), and MU-DA (Mixed Use)with a development agreement(including a concept plan)for Eagle River,LLC(CPA-01- 98&RZ-02-98). On April 10, 2001,the Eagle City Council approved a design review application for the common area landscaping within Eagle River Subdivision for Eagle River,LLC(DR-70-00). On April 24,2001,the Eagle City Council approved a preliminary plat for Eagle River Subdivision for Eagle River,LLC(PP-14-00), On May 8, 2001, the Eagle City Council approved a fmal plat for Eagle River Subdivision for Eagle River,LLC(FP-13-01). On November 7, 2001, the Eagle City Council approved a combined preliminary and final plat for Mixed Use Subdivision No.4 for Eagle River,LLC(PP/FP-01-01). On July 9,2002,the Eagle City Council approved a combined preliminary and final plat for Mixed Use Subdivision No.4 for Eagle River,LLC (PP/FP-03-02). On July 23,2002,the Eagle City Council approved a design review application for the master sign plan for Eagle River Development(DR-15-02). Page 1 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx On January 14, 2003, the Eagle City Council approved a combined preliminary and final plat Mixed Use Subdivision No. 4 for Eagle River,LLC (PP/FP-04-02). On February 12, 2003, the final plat for Mixed Use Subdivision No. 4 was recorded (Ada County instrument No. 103023510. On March 8, 2005, a lot line adjustment was approved for Mixed Use Subdivision No. 4 for Eagle River,LLC(LLA-03-05). On August 15,2016,the City approved a design review application to modify the master sign plan for Eagle River Development(DR-15-02 MOD2). On January 9, 2017,the City approved a design review application to modify the master sign plan for Eagle River Development(DR-15-02 MOD3). On December 17,2020,the Eagle City Council approved a conditional use permit for a building height exception to 39' 6" and a waiver pursuant to Idaho Code §67-6512(f) for a parking reduction of five (5)parking spaces(CU-06-20). On February 9, 2021,the Eagle City Council approved a design review application for a multi-tenant (business and professional)building within Eagle River Development(DR-33-2020). This application has expired. On February 9,2021,the Eagle City Council approved a design review application for the master sign plan for a multi-tenant(business and professional)building within Eagle River Development(DR-34- 20). This application has expired. D. COMPANION APPLICATIONS: DR-2024-70(building application). E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use and Scenic Corridor. 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 Sign Sign Data Proposed Required Wall Sign Dimensions Varies based on tenant's font and logo Varies base 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 Non-illuminated Interior-illumination prohibited Materials As limited within the master sign plan Page 2 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71'Eagle River Bldg 7 MSP Findings CC.docx East Riverside Drive Monument Sign Sign Data Proposed Required Sign Dimensions 5' 2"high x 8' wide 5' 2"high(maximum)* Area of Signage 15-square feet 15-square feet(maximum)* Illumination None Interior-illumination prohibited Sign Landscaping 264-square feet(approximately) 45-square feet(minimum) •*Note: Sign dimensions and area of signage approved within the Eagle River Development Master Sign Plan (DR-15-02 MOD3). J. AGENCY RESPONSES:None. K. LETTERS FROM THE PUBLIC:None received to date. THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF THE CITY COUNCIL'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. MASTER SIGN PLAN CRITERIA PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL:None. C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 8-2A-2(B) The general theme of the Design Review Overlay District is to specify desirable building and landscape architectural styles and materials to create a sustainable and pleasing environment for residents and visitors alike. The architectural designs,materials,and graphics set forth in this article are complied to create a theme unique to the area called"Eagle Architecture". • Eagle City Code Section 8-2A-6(A)(4) Signage for any project shall provide for business identification and minimize clutter and confusion on and off the site. a. The "overall sign concept" for multi-tenant business centers to assure that it addresses the continuity between tenant sign design and building design; b. The reduction of hazards to motorists,bicyclists and pedestrians as may be caused by or partially attributable to the distraction and obstruction of improperly located and designed signs; c. The provision for effective and necessary business identification systems adapted to the building design; d. The continued maintenance of signs throughout their life;and e. The size, location, design, color, texture, lighting, landscaping, and hours of operations of all permanent signs and outdoor advertising structures or features to ensure that any such proposals do not detract from the function of, or design of,buildings, structures, surrounding properties, neighborhoods,or streets. Page 3 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx • 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. D. DISCUSSION: • The applicant is requesting design review approval for a master sign plan for the Eagle River Building No. 7 within Eagle River Development. Staff recommends the following criteria for the "Eagle River No. 7 Building"within Eagle River Development. Eagle River No. 7 Building Master Sign Plan 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. The tenant shall be required to submit signage plans to Eagle River Development Architectural Committee for written approval. A design review sign application, accompanied by the written approval of Eagle River Development Architectural Committee, shall be submitted to the City for any proposed signs for City staff review and approval. In cases of any conflict between the Eagle city Code and the criteria specified herein,the more restrictive requirements shall apply. 2. Each tenant within the Eagle River No.7 Building will be required to have a design review sign application submitted with the approval of the building elevations. 3. 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. 4. All tenant signs shall be designed, constructed and installed at tenant's expense. 5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will be permitted. 6. All signs shall meet Underwriters Laboratories and National Electrical code requirements. 7. Tenant shall be required to fulfill all the requirements of these criteria. Page 4 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC doe"( B. NUMBER,LOCATION,DESIGN AND CONSTRUCTION OF SIGNS: 1. Building Wall Signs: a) Letters shall not be less than 4"in height and have a maximum height of 6'. b) Letter thickness shall not be less than 1 '/2" for smaller letters and no larger than 3" deep for larger letters. c) Letters shall be pin mounted no less than'A"off the face of the wall and not more than 1 '/2"off the face of the wall. d) Letters are to be constructed of aluminum reverse pan channel fabrication or solid HDU fabrication and shall be painted matte black to match the building standard. e) The front edges of the signage shall be generally square in appearance and not rounded with large radii. f) Letters may be non-illuminated or letters may be halo illuminated but only with white LED lighting. Halo illuminated is permitted subject to the approval of Eagle River Architectural Committee. g) Tenant signs are to be located in the sign areas shown below. h) Tenants are permitted a maximum of two building wall signs, provided each sign is placed on a different side of the building. i) Logos may be approved at the sole discretion of Eagle River Architectural Committee provided the logos matching the letter colors comply with Eagle City Code. j) Vinyl, plexiglass, shadow backings, cabinets, exposed raceways, or exposed conduits are prohibited. 2. Miscellaneous Signs: a) No additional exterior signage is permitted, which includes but is not limited to, temporary signage, door and window signage, posters, banners, or A-frame or Sandwich Board 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. Tenant or his representative shall be responsible for cost of maintenance, service,repair or replacement of tenant's sign,time clock or electrical wiring. 3. Tenant shall be required to keep his/her sign in working order and all surfaces shall be maintained in good condition. Tenant 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 texture, color, and material used in the construction of the building. 5. Tenants or his representative should contact the managing entity for a list of approved sign vendors. 6. 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. Page 5 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Fagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx 1 1H iii- ��! , WEST ELEVATION 11 I iiiiiii .'.. A"'' /T ! i MI S t •ERGOLA COLUMNS METAL PERGO.A BRICK VENEER COLOR 1 OVER (COLOR LI DARK BRONZE METAL COLUMNS WI LIGHT FIXTURE SEAT WALL EA SIDE BRICK VENEER COLOR 2 ,SOUTH ELEVATION WITH CONCRETE SEAT r::EC 111 wow a.. III " n I . ,„-,•.- •=0; ISIIRI 1 L T 1� I - la .' j I L ......- WI OR W2 LIGHT FIXTURE EAST ELEVATION EA.SIDE Al UPPER PATIO AS ELEVATION i G , ii' aI. .I 1I W I LIGHT FIXTURE SUE DE NORTH ELEVATION STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Based upon the information provided to staff to date,if the requested design review application is approved, staff recommends the site specific conditions of approval and standard conditions of approval provided within the staff report. Page 6 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx PUBLIC MEETING OF THE BOARD: A. A meeting to consider the application was held before the Design Review Board on December 12,2024, 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 of the master sign plan as presented. BOARD DECISION: The Board voted 5 to 0(Grubb and Mihan absent)to recommend approval of DR-2024-71 for a design review application for a master sign plan for a multi-tenant office(business and professional)building, with the following site specific conditions of approval and standard conditions of approval provided within their fmdings of fact and conclusions of law document,dated January 9,2025. PUBLIC MEETING OF THE COUNCIL: A. A meeting to consider the application was held before the City Council on January 28,2025, at which time the Council made their decision. COUNCIL DECISION: The Council voted 4 to 0 to approve DR-2024-71 for a design review application for a master sign plan for a multi-tenant office(business and professional)building,with the following Design Review Board 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 Eagle River No. 7 Building: Eagle River No. 7 Building Master Sign Plan 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. The tenant shall be required to submit signage plans to Eagle River Development Architectural Committee for written approval. A design review sign application,accompanied by the written approval of Eagle River Development Architectural Committee, shall be submitted to the City for any proposed signs for City staff review and approval. In cases of any conflict between the Eagle city Code and the criteria specified herein,the more restrictive requirements shall apply. 2. Each tenant within the Eagle River No. 7 Building will be required to have a design review sign application submitted with the approval of the building elevations. 3. 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. 4. All tenant signs shall be designed, constructed and installed at tenant's expense. 5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will be permitted. 6. All signs shall meet Underwriters Laboratories and National Electrical code requirements. Page 7 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-7l\Eagle River Bldg 7 MSP Findings CC.docx 7. Tenant shall be required to fulfill all the requirements of these criteria. B. NUMBER,LOCATION,DESIGN AND CONSTRUCTION OF SIGNS: 1. Building Wall Signs: a) Letters shall not be less than 4" in height and have a maximum height of 6'. b) Letter thickness shall not be less than 1 1/2"for smaller letters and no larger than 3"deep for larger letters. c) Letters shall be pin mounted no less than 'A"off the face of the wall and not more than 1 '/2" off the face of the wall. d) Letters are to be constructed of aluminum reverse pan channel fabrication or solid HDU fabrication and shall be painted matte black to match the building standard. e) The front edges of the signage shall be generally square in appearance and not rounded with large radii. f) Letters may be non-illuminated or letters may be halo illuminated but only with white LED lighting. Halo illuminated is permitted subject to the approval of Eagle River Architectural Committee. g) Tenant signs are to be located in the sign areas shown below. h) Tenants are permitted a maximum of two building wall signs, provided each sign is placed on a different side of the building. i) Logos may be approved at the sole discretion of Eagle River Architectural Committee provided the logos matching the letter colors comply with Eagle City Code. j) Vinyl, plexiglass, shadow backings, cabinets, exposed raceways, or exposed conduits are prohibited. 2. Monument Signs: a) Shall comply with the criteria of the Eagle River Development Master Sign Plan(DR-15-02 MOD3). 3. Miscellaneous Signs: a) No additional exterior signage is permitted, which includes but is not limited to,temporary signage,door and window signage,posters,banners,or A-frame or Sandwich Board 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. Tenant or his representative shall be responsible for cost of maintenance, service, repair or replacement of tenant's sign,time clock or electrical wiring. 3. Tenant shall be required to keep his/her sign in working order and all surfaces shall be maintained in good condition. Tenant 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 texture,color,and material used in the construction of the building. Page 8 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx 5. Tenants or his representative should contact the managing entity for a list of approved sign vendors. 6. 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. — ,'T s 404 4. WEST ELEVATION ' I • way x• s n* � ., �_. . e n i lip., ;00 r „ PERGOLA COLUMNS METAL PERGOLA BRICK VENEER COLOR 1 OVER (COLOR 4) DARK BRONZE METAL COLUMNS WI UGHT FIXTURE SEAT WALL EA SIDE BRICK VENEER COLOR 2 )SOUTH ELEVATION WITH CONCRETE SEAT CAP 1 I• I:l..:, a tip !iiiir L' ,.q � �, ,. E., WI OR W2 LIGHT FIXTURE EAST ELEVATION EA SIDE AT UPPER PATIO war.Iro•.r.u• • .I. Cr •ate::: it: � iiiiii,,,. Ilk fr.4. WI LIGHT FIXTURE EA SIDE NORTH ELEVATION 2. A sign permit is required prior to the installation of any signs on this site. Page 9 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\E.agle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx 3. Provide a copy of the electrical permit(if applicable)for the sign installation prior to issuance of a sign permit. 4. Provide detailed cutsheets of the ground mounted light fixtures showing the style,wattage, luminaires proposed to illuminate the monument sign. The ground mounted light fixtures shall be screened from view 12-months of the year with landscaping or boulders. The detailed cutsheets and screening shall be reviewed and approved by staff and one member of the Design Review Board prior to the 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. 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 Council reviewed the particular facts and circumstances of this proposed design review application (DR-2024-71) 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 Council 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. Page 10 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx DATED this 28th day of January 2025. CITY COUNCIL OF THE CITY OF EAGLE Ada County,Idaho Br ike,Mayor ` OFF �''� ATTEST: • q .� * cn• 41. .*$641 : , �2SEAL :• Tracy E. rn,Eagle City Clerk ? J'••1 p,RAn;o��:• �y ••.....••� o .., °'•. OF IV oot Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right, pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis. Page 11 of 11 K:\Planning Dept\Eagle Applications\Dr\2024\Eagle River Building 7 MSP DR-2024-71\Eagle River Bldg 7 MSP Findings CC.docx