Findings - DR - 2002 - DR-01-03 - Master Sign Plan /Kittyhawk Plaza/Wall Signs For Wright Bros/779 E State Street
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A
DESIGN REVIEW FOR A MASTER SIGN PLAN
FOR KITTYHA WK PLAZA INCLUDING BUILDING
WALL SIGNS FOR WRIGHT BROTHERS THE
BUILDING COMPANY AND KITTYHA WK
INVESTMENTS FOR KITTYHA WK INVESTMENTS
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-OI-O3
The above-entitled design review application came before the Eagle Design Review Board for their
action on February 13, 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:
Kittyhawk Investments, represented by Shannon O'Mahony with Idaho Electric Signs, is
requesting design review approval of the master sign plan for Kittyhawk Plaza including
building wall signs for Wright Brothers the Building Company. The site is located on the south
side of State Street in alignment with Palmetto Avenue at 779 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 2, 2003.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 23, 2002, the Eagle City Council approved a design review application for a multi-tenant
office building on this site (DR-33-02).
D. COMPANION APPLICATIONS: None
E. ZONING DESIGNATION: CBD (Central Business District)
F. SIGNAGE:
Sign Data Proposed Required
Wall Sign Dimensions l' high x 33' 6" wide N/A
Area of Signage 34-square feet 72-square feet (maximum)
Illumination 430-milliamp neon 430-milliamp neon (maximum)
Wright Brothers the Building Company Building Wall Sign (east elevation)
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Sign Data Proposed Required
Wall Sign Dimensions 1 ' 4 Y/' high x 17' wide N/A
Area of Sign age 23-square feet 54-square feet (maximum - if
non internally illuminated) *
27-square feet (maximum - if
internally illuminated) *
Illumination 430-milliamp neon 430-milliamp neon (maximum)
Kittyhawk Investments Building Wall Sign (north elevation)
* Note: These square footages are calculated for the entire north elevation. If more than one sign is proposed on the north
face of the building, their total combined square footage may not exceed the amount listed above.
Sign Data Proposed Required
Wall Sign Dimensions Y' 10" high x 11' wide N/A
Area of Sign age 64-square feet 54-square feet (maximum - if
non internally illuminated) *
27-square feet (maximum - if
internally illuminated) *
Illumination 430-milliamp neon Internal illumination prohibited
Wright Brothers the Building Company Building Wall Sign (north elevation)
* Note: These square footages are calculated for the entire north elevation. If more than one sign is proposed on the north
face of the building, their total combined square footage may not exceed the amount listed above.
Sign Data Proposed Required
Sign Dimensions 12' high x 10' 8" wide 12' high (maximum)*
Area of Sign age 63-square feet (approx.) 63-square feet (maximum)
Illumination Ground mounted light fixtures Interior-illumination prohibited
Sign Landscaping None proposed (to be reviewed 189-square feet (minimum)
and approved with the site
landscape plan for 825 East
State Street)
Monument Sign (located at 825 East State Street)
*See explanation provided within Section C "Discussion" on page 4 of this report.
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Sign Data Proposed Required
Sign Dimensions 7' high x 8' wide (each) 7' high (maximum) (each)
Area of Signage 26-square feet (approx.) (each) 26-square feet (maximum)
(each)
Illumination Ground mounted light fixtures Interior-illumination prohibited
Sign Landscaping 400-square feet (at 799 East 78-square feet (minimum)
State Street)
None proposed at 827 East
State Street - to be reviewed
and approved with site
landscape plan)
Two Monument Signs (located at 779 and 827 East State Street)
*See explanation provided within Section C "Discussion" on page 4 of this report.
G. AGENCY RESPONSES: None
H. 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)(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.
Section 8-2A-8(D)(1)
.
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A "shopping center", as defined in section 8-1-2 of this title shall be allowed one monument
sign per street that it abuts, to identify the shopping center. If the shopping center has a
single address, the address shall be located on the monument sign and shall be a size that is
readable from the street. The height of any such sign, including the base to which it is
attached, shall not exceed fifteen feet (15'). The surface area of any such sign shall not
exceed one hundred (100) square feet per exposed surface, including any reader board sign
or surface.
Any freestanding single tenant building within a shopping center shall be permitted a
monument sign. The height of any such sign, including the base to which it is attached, shall
not exceed six feet (6'). The exposed surface of any such sign shall not exceed thirty (30)
square feet per exposed surface.
A double faced monument sign is permitted.
The minimum distance between any monument sign within a shopping center shall be one
hundred feet (100'). No monument sign shall be any closer than twenty feet (20') from a
monument or other freestanding sign on an adjacent property.
C. DISCUSSION:
.
The applicant is proposing a master sign plan for the three parcels located at 779, 825, and 827
East State Street to be known at Kittyhawk Plaza. Phase one of Kittyhawk Plaza is currently
under construction at 779 East State Street. Phase two and three consists of removing the
buildings currently located at 825 and 827 East State Street and constructing new multi-tenant
office/retail buildings on both sites. Separate design review applications for each multi-tenant
office/retail buildings are required to be submitted to the City for review and approval by the
Design Review Board.
Staff has had several meetings with the applicant and representative regarding the unique
circumstances of this master sign plan application. Since each of the buildings are proposed to
be multi-tenant, staff has determined that this development should follow the master sign plan
criteria outlined in ECC Section 8-2A-8(G) and the criteria for shopping/neighborhood centers in
ECC Section 8-2A-(D), which permits a fifteen foot (15') high monument sign for one of the
multi-tenant buildings and 6-foot high monument signs for the other buildings. However, the
layout of this site could easily warrant an interpretation that would permit an eight foot (8') high
monument sign for each building (total of three (3) eight foot (8') high signs) since each building
is of similar size and are on separate parcels, respectively.
Based upon the aforementioned, staff believes that the proposal by the applicant to construct one
twelve foot (12') high multi-tenant monument sign (to be located at 825 East State Street) and
two seven foot (7') high multi-tenant monuments signs (one to be located at 779 East State Street
and one to be located at 827 East State Street) is an appropriate and justified compromised
implementation of these two code sections. Further, staff believes that the creation of an
undulated or, up and down, monument sign scenario will serve to enhance the overall streetscape
and lessen the possible monotony created by three (3) eight foot (8') high signs in this lineal
viewscape. Any change to the height of these signs will require City review and approval of a
modified master sign plan.
.
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 "Kitty hawk Plaza Master Sign Program Eagle, Idaho, December 30,2002", with strike thru
text to be deleted and underlined text to be added so as to be in compliance with Eagle City
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Code.
Kittyhawk Plaza
Master Sign Criteria Program
Eagle, Idaho
December 30, 2002
Kittyhawk Plaza is a multi-tenant professional development located at 779. 825. and 827
East State Street in Eagle, Idaho.
The intent of this Master Sign Criteria Program is to provide adequate identification for the
Kittyhawk Plaza 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 Criteria Program contents and rules:
1.) 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 5% of the tenant space
(figured at 12' height) for the halo-illuminated signage and 10% for the non-
illuminated dimensional signage (ceilin~ hei~ht figured at 12' height). Illumination
shall be limited to halo or íleeà lighting located on the buildin~. The wall sign shall
be located on the building fascia. The building signage is to include dimensional
letters and graphics. The graphic/logo shall be mounted to the building wall at
approximate window height. Any corner business within a 00ffief multi-tenant
buildings lli....are allowed two wall signs. The owner shall show the sides of the
buildin~ on which the signs are to be placed. for two elevations per tenant maximum.
.
3.) A total of three monument signs for tenant identification will be allowed at the
locations noted. The main ID sign will be restricted to an overall height of 12' and
the two smaller monument signs to 7' in overall height.
4.) Additional signs and designs are subject to City approval. Modifications if required
may be submitted on a standard sign application.
The applicant has proposed two building wall signs to be located on the north elevation of the
building located at 799 East State Street. One halo illuminated building wall sign for Kittyhawk
Investments is proposed to be twenty three (23) square feet and one non illuminated buildIng
wall sign for Wright Brothers the Building Company is proposed to be sixty four (64) square
feet. The total square footage of signage proposed on the north elevation of this building is
eighty seven (87) square feet. Per Eagle City Code, the total area of any non illuminated
building wall sign may be 10% of the face of the building or 5% of the face of the building if
internally illuminated. The total square footage of signage permitted on the north elevation of
this building for a non illuminated building wall sign is fifty four (54) square feet or for an
internally illuminated building wall sign is twenty seven (27) square feet. The applicant should
be required to provide revised elevation plan showing the total combined square footage of the
two signs proposed on the north elevation not exceeding fifty four (54) square feet for non
illuminated building wall signs or twenty seven (27) square feet for internally illuminated
building wall signs. The revised elevation 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.
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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 was held on the application before the Design Review Board on February 13, 2003, at
which time the Board made their decision.
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-OI-03 for a design
review application for a master sign plan for Kittyhawk Plaza including building wall signs for
Wright Brothers the Building Company and Kittyhawk Investments 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:
1. Each individual building and multi-tenant building proposed within Kittyhawk Plaza shall be
required to submit a design review application for building wall signage to be reviewed and
approved by the Design Review Board.
2. Provide a revised elevation plan showing the total combined square footage of the two signs
proposed on the north elevation not exceeding fifty four (54) square feet for non illuminated building
wall signs or twenty seven (27) square feet for internally illuminated building wall signs. The
revised elevation 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.
3. Provide a landscape plan showing the required landscaping around the base of the monument signs
located at 825 and 827 East State Street. The 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 825 or 827
East State Street.
4. Any ground mounted lights 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.
5. A sign permit is required prior to any signs being constructed within this development.
6. Interior illumination is not permitted for monument signs.
7. Provide a revised master sign criteria outline showing the following changes to the applicant's
document titled "Kittyhawk Plaza Master Sign Criteria. Eagle. Idaho" with strike thru text to be
deleted and underlined text to be added so as to be in compliance with Eagle City Code.
Kittyhawk Plaza
Master Sign Criteria Program
Eagle, Idaho
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Deeember 30, 2002
Kittyhawk Plaza is a multi-tenant professional development located at 779. 825. and 827
East State Street in Eagle, Idaho.
The intent of this Master Sign Criteria Program is to provide adequate identification for the
Kittyhawk Plaza 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 Criteria Program contents and rules:
5.) The User shall obtain all necessary City and local permits prior to installation.
6.) The sign area of any building wall sign shall be limited to 5% of the tenant space
(figured at 12' height) for the halo-illuminated signage and 10% for the non-
illuminated dimensional signage (ceilin~ height figured at 12' height). Illumination
shall be limited to halo or íleeà lighting located on the building. The wall sign shall
be located on the building fascia. The building signage is to include dimensional
letters and graphics. The graphic/logo shall be mounted to the building wall at
approximate window height. Any corner business within a 00ffief multi-tenant
buildings lli....are allowed ÍillL wall signs. The owner shall show the sides of the
buildin~ on which the signs are to be placed. for two ele':ations per tenant maximum.
7.) A total of three monument signs for tenant identification will be allowed at the
locations noted. The main ID sign will be restricted to an overall height of 12' and
the two smaller monument signs to 7' in overall height.
8.) Additional signs and designs are subject to City approval. Modifications if required
may be submitted on a standard sign application.
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
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
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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 January 2,2003.
2. The Board reviewed the particular facts and circumstances of this proposed design review
application (DR-OI-03) 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.
3. The Board recognizes that three (3) eight foot (8') high monument signs could be constructed along
State Street within Kittyhawk Plaza but supports the undulation that will be created by the
construction of one twelve foot (12') high multi-tenant monument sign and two seven foot (7') high
multi-tenant monument signs.
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DATED this 27th day of February 2003.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
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