Findings - DR - 2002 - DR-57-02 - Construct A Monument Sign For The Lettuce Leaf Restaurant At 342 E State St
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR A MONUMENT SIGN
FOR THE LETTUCE LEAF RESTAURANT
FOR KATHRYN LINDA WILSON
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-57-02
The above-entitled design review application came before the Eagle Design Review Board for their
action on October 10, 2002. 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:
Kathryn Linda Wilson is requesting design review approval to construct a monument sign for
The Lettuce Leaf Restaurant. The site is located on the north side of State Street approximately
100- feet east of 2nd Street at 342 East State Street.
B. APPLICA nON SUBMITTAL:
The City of Eagle received the application for this item on September 4, 2002.
C. NOTICE OF PUBLIC HEARING:
Notice of this public hearing was mailed to property owners abutting the subject property in
accordance with Eagle City Code on September 20, 2002.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 9, 2002, the City reviewed and approved a staff level design review application to
change the use of this building from a retail clothes store to a restaurant (DR-54-02).
On April 23, 2002, the City reviewed and approved a stafflevel design review application for the
construction of a shared/joint parking lot (including landscaping improvements) for Old Town
Square (DR-l 1-02). A portion of this parking lot is for the building which is the subject of this
application.
On May 21, 2002, the Eagle City Council approved the joint parking agreement for Old Town
Square. Old Town Square includes the following addresses: 342, 360, 222 Suite A & B, and
238 East State Street, and 50 and 52 North 2nd Street.
E. COMPANION APPLICATIONS: None
F. ZONING DESIGNATION: CBD (Central Business District)
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G. SIGNAGE:
Sign Data Proposed Required
Sign Dimensions 6-feet 4-inches high x 4-feet 8-feet high (maximum)
wide
Area of Signage l6-square feet (approx.) 50-square feet (maximum)
Illumination Two II-watt landscape lights Interior-illumination prohibited
Sign Landscaping 100-square feet (approx.) 48-square feet (minimum)
Monument Sign
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date
STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL: (None)
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
The general theme of the Design Review Overlay District is to encourage the use of American
Northwest and 1870 through 1930 architectural styles and the use of those materials, graphics
and architectural designs set forth in the DR chapter.
Signage for any project shall provide for business identification and minimize clutter and
confusion on and off the site. Signs are to provide effective and necessary business
identification systems adapted to the building design.
Section 8-2A-8(K)(l)
.
.
No signs shall be erected or maintained in any district as established by the Zoning
Ordinance except those signs specifically enumerated in this Chapter. The number and area
of signs as outlined in this Chapter are intended to be maximum standards which do not
necessarily ensure architectural compatibility. Therefore, in addition to the enumerated
standards, consideration shall be given to a sign's relationship to the overall appearance of
the subject property as well as the surrounding community. Compatible design, simplicity
and sign effectiveness are to be used in establishing guidelines for sign approval.
Section 8-2A-8(C)(5)
.
Sign materials and overall appearance shall compliment with the building architecture and
colors as determined by the Design Review Board.
C. DISCUSSION:
.
The monument sign is proposed to be constructed of pine and cedar. The face of the monument
sign is to be constructed of a 4'x 4' sign board and is proposed to be supported by one 4"x 4"
cedar post. The post has additional wood detail at the base and is painted. "The Lettuce Leaf'
lettering on the face of the sign is raised and the "Hearty, Soups - Salads - Etc" is routed ~"
depth and painted. Per Eagle City Code, pole-type supports are not permitted unless it
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incorporates architectural features from the building. It is staffs opinion that the 4"x 4" cedar
post with the additional wood trim at the base, the decorative capping at the top of the post, and
the decorative brace on the side of the post incorporates craftsman style architecture and
complements the architecture of the building.
The applicant is proposing to use two (2) II-watt ground mounted light fixtures to illuminate the
sign. Per Eagle City Code, ground mounted lights are to be screened from view. The applicant
should be required to provide revised landscape plan showing the ground mounted light fixtures
are screened from view with landscaping or decorative rocks. The revised landscape plan should
be reviewed and approved by staff prior to submitting for a sign permit.
Staff defers comment regarding other design issues and color of all proposed signs to the Design
Review Board.
.
STAFF RECOMMENDATION PROVIDED WITHIN THE 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 HEARING OF THE BOARD:
A. A public hearing on the application was held before the Design Review Board on October 10, 2002,
at which time testimony was taken and the public hearing was closed. The Board made their
decision at that time.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant).
BOARD DECISION:
The Board voted 6 to 0 (Christensen absent) to approve DR-57-02 for a design review
application for a monument sign with the following staff recommended site specific conditions
of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a revised landscape plan showing the ground mounted light fixtures are screened from view
with landscaping or decorative rocks. The light fixtures shall be concealed or screened with
perimeter landscaping providing a 12 month screen of sufficient height and density to conceal such
fixtures. The revised landscape plan shall be reviewed and approved by staff prior to submitting for
a sign permit.
2. Interior illumination is not permitted for monument signs.
3. A sign permit is required prior to a sign being constructed on this site.
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 the Design Review Board 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
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construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the Commission and/or 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/or the Planning and Zoning Commission
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 application for this item was received by the City of Eagle on September 4, 2002.
2. Notice of this public hearing was mailed to property owners abutting the subject property in
accordance with Eagle City Code on September 20, 2002.
3. The Board reviewed the particular facts and circumstances of this proposed design review
application (DR-57-02) with regard to the Eagle City Code Title 8, Chapter 2, Article A. DR Design
Review Overlay District, and based upon the infonnation 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.
DATED this 14th day of November 2002.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada C n Idaho
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