Findings - DR - 2003 - DR-71-02 - Master Sign Plan For 445 - 457 S Fitness Pl Four Professional / Medical Office Buildings Rocky Mountain Business Park
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR)
A DESIGN REVIEW FOR A MASTER SIGN )
PLAN FOR 445 - 457 SOUTH FITNESS PLACE - )
FOUR PROFESSIONAL/MEDICAL OFFICE )
BUILDINGS WITHIN ROCKY MOUNTAIN )
BUSINESS PARK FOR EVANS CONSTRUCTION)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-71-02
The above-entitled design review application came before the Eagle Design Review Board for their
action on January 9, 2003. The Board continued the application to the February 13, 2003, meeting and
made their decision at that time. 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:
Evans Construction, represented by Shannon O'Mahony with Idaho Electric Sign Company, is
requesting design review approval of the master sign plan for 445 - 457 South Fitness Place (the
four professional/medical office buildings within Rocky Mountain Business Park). The site is
located north of South Fitness Place and west of East Iron Eagle Drive at 445 - 457 South
Fitness Place.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 5, 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 November 22, 2002.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 21, 2002, the Eagle City Council approved a design review application for the four
professional/medical office buildings (DR-13-02).
E. COMPANION APPLICATIONS: None
F. ZONING DESIGNATION: MU (Mixed Use)
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G. SIGNAGE:
Sign Data Proposed Required
Wall Sign Dimensions 10% of tenants lease space N/A
Area of Sign age Varies depending on lease space Varies depending on lease space
(not to exceed 10% of tenants
lease space)
Illumination None Interior-illumination prohibited
Building Wall Signs
Sign Data Proposed Required
Sign Dimensions 7' 6" high x 12' wide 8' high (maximum)
Area of Signage 30-square feet (approx.) 50-square feet
Illumination Two ground mounted lights Interior-illumination prohibited
Sign Landscaping 225-square feet (approx.) 90-square feet (minimum)
Two Monument Signs (one on Iron Eagle Dr. and one on Fitness PI.)
Sign Data Proposed Required
Sign Dimensions 4' high x 5' 10" wide To be determined by the Design
Review Board
Area of Sign age 8-square feet (approx.) To be determined by the Design
Review Board
Illumination Two ground mounted lights Interior-illumination prohibited
Sign Landscaping I 62-square feet (approx.) 24-square feet (minimum)
Two Directional Monument Signs (located within the parking lot)
H. AGENCY RESPONSES: None
1. 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.
.
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.
Section 8-2A-8(K)(1)
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:
.
A master sign plan has been proposed for all four of the professional/medical office buildings
within Rocky Mountain Business Park constructed by Evans Construction. Because this is a
multi-building, multi-tenant development and since one of the buildings (located on Lot 1, Block
I) does not have street frontage, a master sign plan indicating the placement of monument,
directional, and building wall signs is required. The applicant has proposed to name the master
sign plan criteria "Rocky Mountain Business Park (Merrill Sub) Master Sign Program, Eagle,
Idaho, November 11, 2002", date stamped by the City on November 12, 2002. It is staffs
opinion that the name of this master sign plan may confuse future tenants, owners, and City staff
if the above mentioned name was to continue to be used with this development. The applicant
should be required to provide revised master sign plan criteria to be known as "Master Sign Plan
for 445 - 457 South Fitness Place (Four Professional/Medical Office Buildings within Rocky
Mountain Business Park), Eagle, Idaho".
The applicant should be required to provide a revised master sign criteria outline. The revised
master sign criteria should be reviewed and approved by staff prior to the City accepting any
sign permits for this site. Staff recommends the following changes to the applicant's document
titled "Rocky Mountain Business Park (Merrill Sub) Master Sign Program, Eagle, Idaho,
November II, 2002", with strike thru text to be deleted and underlined text to be added so as to
be in compliance with Eagle City Code.
.
"Rooky Mountain Business Park
(Merrill Sub)
Master Sign Program
Eagle, Idaho
November II, 2002"
"Master Sign Plan for 445 - 457 South Fitness Place (Four ProfessionallMedical Office
Building within Rocky Mountain Business Park). Eagle. Idaho"
The Four ProfessionallMedical Office Buildin¡¡s within Rocky Mountain Business Park
(Merrill Sub) ~ts a multi-tenant professional development in Eagle, Idaho.
The intent of this Master Sign Plan Program is to provide adequate identification for ~
Four ProfessionallMedical Office Buildings within Rocky Mountain Business Park
Development and the tenants. The design and use of quality materials was well thought
out to create a visually pleasing, coordinated and effective sign package.
Sign Plan Program contents and rules:
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1.) All building wall signage shall be sculpted. pin mounted. non-illuminated
dimensional letters and/or waphics. Text. color and 101lO'S shall be permitted.
Th@ User shall obtain all necessary City and leeal permits prior to installation.
2.) The sign area of any building wall sign shall be limited to 10% of the tenant~
lease space (calculated by using a consistent hei~ht of 12' shall be used for the
vertical distance multiplied by the tenants lease space frontage). (figur@d at 12'
height) for the non illuminated dimensional signage. The building signage is to
ine1ude dimensionall@tters and graphie. The sign location is to be the gable area
or the closest sizeable wall space to the business entrance. Any corner business
within a multi-tenant buildings shall be af@ allowed one buildinll wall signs for
~twe elevations peF ~tenant fronts maximum.
3.) A total of two ÍOOf-monument signs for tenant identification one on East Iron
Eagle Drive and one on South Fitness Place will be allowed at the locations
noted (see Exhibit A). A total of two directional monument signs for tenant
identification located within the parkinlllot will be allowed at the locations
noted (see Exhibit A). The sign is not to exceed 8' in height.
4.) Each tenant is required to obtain all necessary permits from the City prior to
installation. f.dditional signs and designs are subject to City approval.
Modifìcations if required may b@ submitted on a standard sign applieation.
.
5.) Tenants text. color. and lOIlO'S are permitted to be installed on the monument
signs and directional monument signs. All text and logos shall be installed on a
consistent cream colored background.
The applicant is proposing to construct two (2) seven foot six inch (7' 6") by twelve foot (12')
wide monument signs and two (2) four foot (4') high by five foot ten inches (5' 10") wide
directional signs. One of the seven foot six inch (7' 6") by twelve foot (12') wide monument
signs is proposed to be located south of the driveway that provides vehicular access to East Iron
Eagle Drive. The other seven foot six inch (7' 6") by twelve foot (12') wide monument sign is
proposed to be located east of the driveway that provides vehicular access to South Fitness Place.
The two (2) directional monument signs are proposed to be located within the landscape islands
within the parking lot. The landscape plan approved with the construction of the four office
buildings has been submitted with this application showing the general location of these
monument signs, however, no scalable landscape plan has been submitted. Therefore, the exact
location of the monument signs in relation to the buildings and proposed landscaping is
unknown. The applicant should be required to provide a revised landscape plan drawn to scale
showing the exact location of all four (4) of the proposed monument signs and the plant material
proposed to be installed at the base of each monument sign. The revised landscape plan should
be reviewed and approved by staff and one member of the Design Review Board prior to the City
accepting a sign permit for this site.
.
The monument signs proposed to be located on East Iron Eagle Drive and South Fitness Place
are both proposed to be seven foot six inch (7' 6") by twelve foot (12') wide monument signs.
Per Eagle City Code, monument signs including the base of the sign may not exceed eight feet
(8') in height from the centerline of the adjacent roadway. The applicant should be required to
provide a cross section of East Iron Eagle Drive and South Fitness Place with the placement of
the monument signs to show the overall height of the signs in relation to the centerline of East
Iron Eagle Drive and South Fitness Place. The cross sections should be reviewed and approved
by staff and one member of the Design Review Board prior to the City accepting any building
permits for this site.
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.
While the proposed monument signs meet Eagle City Code, it is staffs opinion that the proposed
monument signs are too large in scale in relation to their close proximity to the buildings. Per
Eagle City Code, the number and area of signs outlined in Eagle City Code are intended to be
maximum standards, and do not necessarily ensure architectural compatibility. Pursuant to past
action by the Design Review Board and City Council, monument sings for multi-tenant or
individual business in the Rocky Mountain Business Park have not been permitted to erect an
eight foot (8') height monument sign since the drive-by speed (25MPH) on East Iron Eagle
Drive and South Fitness Drive does not warrant the installation of a signs larger then eight feet
(8'). The applicant should be required to provide revised elevations of the monument signs
showing the overall height and width of the signs reduced to be in scale with the adjacent
buildings (to be determined by the Design Review Board). The revised elevations should be
reviewed and approved by staff and one member of the Design Review Board prior to the City
accepting a sign permit for this site.
The applicant has proposed a thirty (30) square foot panel to be located on the monument signs
(located on East Iron Eagle Drive and South Fitness Place). However, no size has been indicated
for future tenants panels to be placed on the monument signs. The applicant should be required
to provide revised elevation plans of the monument signs (located on East Iron Eagle Drive and
South Fitness Place) showing a dimension of future tenant panels to be located on the face of the
monument signs. The revised elevation plans should be reviewed and approved by staff and one
member of the Design Review Board prior to the City accepting a sign permit for this site.
.
.
The elevation of the directional monument signs indicates that the address is to be constructed of
vinyl. However, the notes on the same sheet indicate that the address is to be constructed of
2mm Dibond primed and painted. The applicant should be required to provide revised elevation
plans of the directional monument signs indicating that the address is to be constructed of 2mm
Dibond material primed and painted. The revised elevation plans should be reviewed and
approved by staff prior to the City accepting a sign permit for this site.
A cut sheet of a ground mounted light fixture has been submitted with this application, however,
the specific wattage, luminare, and number of fixtures to be used has not been specified. The
applicant should be required to provide a detailed cut sheet indicating the wattage, luminare, and
number of fixtures to be used. The revised cut sheet should be reviewed and approved by staff
prior to the City accepting a sign permit for this site.
The directional monument sign proposed to be located within the western landscape island
(between Lot I and Lot 4, Block I, of Merrill Subdivision No.3) within the parking lot currently
has an electrical transformer and phone box located within it. A five foot ten inch (5' 10") wide
directional monument sign, electrical transformer, and phone box will not fit within the
landscape island. If the applicant moves the electrical transformer and phone box to a different
location the directional monument sign would fit within the landscape island. If it is applicant's
desire to have two directional monument signs for the four professional/medical office buildings
then the applicant should be required to provide a revised site and landscape plan showing the
electrical transformer and phone box (currently located in the western landscape island) moved
or showing the directional monument sign located in a different location with a minimum of
twenty four (24) square feet of landscaping at the base of the sign. The revised site and
landscape plans should be reviewed and approved by staff and one member of the Design
Review Board prior to the City accepting a sign permit for this site.
The applicant has submitted elevation plans of all four buildings showing the potential locations
for building wall signs. The buildings on Lots I and 4, Block I, Merrill Subdivision No.3 are
separated by a distance of fifteen feet (15') (the distance between the buildings on Lots 2 and 3,
.
.
.
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Block 1, Merrill Subdivision No.3, are also fifteen feet (15'». The building elevations plans
date stamped by the City on December II, 2002, showing the buildings located on Lots I and 2,
Block 1, Merrill Subdivision No.3, indicate that there is the potential for building wall signage
to be located on the south elevation. It is staffs opinion that any signage located on the south
building elevation of Lots I and 2, Block I, Merrill Subdivision No.3, and the north building
elevation of Lots 3 and 4, Block I, Merrill Subdivision No.3, will not seen because of the fifteen
foot (15') distance between the buildings. Building wall signage should not be permitted on the
south building elevation of Lots I and 2, Block I, Merrill Subdivision No.3, or on the north
building elevation of Lots 3 and 4, Block I, Merrill Subdivision No.3.
STAFF RECOMMENDA nON 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 January 9, 2003, at
which time testimony was taken and the public hearing was closed. The Board continued this
application to the February 13,2003, Design Review Board meeting. 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 5 to 0 (Christensen and McCullough absent) to approve DR- 71-02 for a design
review application for a master sign plan for 445 - 457 South Fitness Place (four
ProfessionallMedical Office Buildings within Rocky Mountain Business Park) with the
following staff recommended site specific conditions of approval and standard conditions of
approval with text shown with strike thru to be deleted by the Board and text shown with
underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
I. Provide a revised master sign plan criteria to be known as "Master Sign Plan for 445 - 457 South
Fitness Place (Four Professional/Medical Office Building within Rocky Mountain Business Park),
Eagle, Idaho".
2. Provide a revised master sign criteria outline. The revised master sign criteria shall be reviewed and
approved by staff prior to the City accepting any sign permits for this site. The following changes to
the applicant's document titled "Rocky Mountain Business Park (Merrill Sub) Master Sign Program,
Eagle, Idaho, November 11,2002", with strike thru text to be deleted and underlined text to be added
so as to be in compliance with Eagle City Code.
"Rooky Mountain Business Park
(Merrill Sub)
Master Sign Program
Eagle, Idaho
Noyember 11,2002"
"Master Sign Plan for 445 - 457 South Fitness Place (Four Professional/Medical Office
Building within Rocky Mountain Business Park). Eagle. Idaho"
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The Four ProfessionallMedical Office Buildin~s within Rocky Mountain Business Park
(Merrill Sub) ~ffi a multi-tenant professional development in Eagle, Idaho.
The intent of this Master Sign Plan Program is to provide adequate identification for The
Four Professional/Medical Office Buildings within Rocky Mountain Business Park
Development and the tenants. The design and use of quality materials was well thought
out to create a visually pleasing, coordinated and effective sign package.
Sign Plan Program contents and rules:
1.) All building wall signage shall be sculpted. pin mounted. non-illuminated
dimensional letters and/or graphics. Text. color and logo's shall be permitted.
The User shall obtain all necessary City and local permits prior to installation.
2.) The sign area of any building wall sign shall be limited to 10% of the tenant~
lease space (calculated by using a consistent height of 12' shall be used for the
vertical distance multiplied by the tenants lease space frontage). (figured at 12'
height) for the non illuminated dimensional signage. The building signage is to
indude dimensionallettefS and graphic. The sign location is to be the gable area
or the closest sizeable wall space to the business entrance. Any corner business
within a multi-tenant buildings shall be are allowed one buildinll wall signs for
each twe elevations peF the tenant fronts maximum.
3.) A total of two ÍffiH:-monument signs for tenant identification one on East Iron
Eagle Drive and one on South Fitness Place will be allowed at the locations
noted (see Exhibit A). A total of two directional monument signs for tenant
identification located within the parking lot will be allowed at the locations
noted (see Exhibit A). The sign is not tø exceed 8' in Height.
4.) Each tenant is required to obtain all necessary permits from the City prior to
installation. f1dditional signs and designs are subject to City approval.
Modifioatiøns if required may be submitted on a standard sign appliøation.
5.) Tenants text. color. and logo's are permitted to be installed on the monument
signs and directional monument signs. All text and logos shall be installed on a
consistent cream colored background.
3. Provide a revised landscape plan drawn to scale showing the exact location of all four (4) of the
proposed monument signs and the plant material propøsed to be installed at the base of ~
monument sign. The revised landscape plan shall be reviewed and approved by staff and one
member of the Design Review Board prior to the City accepting a sign permit for this site.
4. Provide a cross section of East Iron Eagle Drive and South Fitness Place with the placement of the
monument signs to show the overall height of the signs in relation to the centerline of East Iron
Eagle Drive and South Fitness Place. The cross sections shall be reviewed and approved by staff and
one member of the Design Review Board prior to the City accepting any building permits for this
site.
5. Provide revised elevations of the monument signs showing the overall height and width of the signs
reduced to be in scale with the adjacent buildings (to be determined by the Design Review Board).
The revised elevations shall be reviewed and approved by staff and one member of the Design
Review Board prior to the City accepting a sign permit for this site.
6. Provide revised elevation plans of the monument signs (located on East Iron Eagle Drive and South
Fitness Place) showing a dimension of future tenant panels to be located on the face of the
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monument signs. The revised elevation plans shall be reviewed and approved by staff and one
member of the Design Review Board prior to the City accepting a sign permit for this site.
7. Provide revised elevation plans of the directional monument signs indicating that the address is to be
constructed of 2mm Dibond material primed and painted. The revised elevation plans shall be
reviewed and approved by staff prior to the City accepting a sign permit for this site.
8. Provide a detailed cut sheet indicating the wattage, luminare, and number of fixtures to be used. The
revised cut sheet shall be reviewed and approved by staff prior to the City accepting a sign permit for
this site.
9. Provide a revised site and landscape plan showing the electrical transformer and phone box
(currently located in the western landscape island) moved QI showing the directional monument sign
located in a different location with a minimum of twenty four (24) square feet of landscaping at the
base of the sign. The revised site and landscape plans shall be reviewed and approved by staff and
one member of the Design Review Board prior to the City accepting a sign permit for this site.
10. The floodlights used to illuminate the monument sign shall be screened or located so they do not
shine onto the roadway or onto any nearby property. 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.
11. Building wall signage shall not be permitted on the south building elevation of Lots 1 and 2, Block I,
Merrill Subdivision No.3, or on the north building elevation of Lots 3 and 4, Block I, Merrill
Subdivision No.3.
12. Interior illumination is not permitted for monument signs.
13. The elevation plans of the monument signs and directional signs date stamped by the City on
February 5. 2003. are the approved elevation plans.
14. Provide revised details of the bullet lights used to illuminate the directional si~s showinll the
wattage to be a maximum of I 50-watts. The revised details shall be reviewed and approved by staff
prior to the City acceptin¡¡ a sign permit for this site.
STANDARD CONDITIONS OF APPROVAL:
I. 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
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
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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
constructionlinstallation 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 November 5, 2002.
2. Notice of this public hearing was mailed to property owners abutting the subject property in
accordance with Eagle City Code on November 22, 2002.
3. The Board reviewed the particular facts and circumstances of this proposed design review
application (DR- 71-02) 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.
DATED this 27th day of February 2003.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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ATTEST:
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"""'Sharon K. Moore, Eagle City Cler
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