Findings - CC - 2021 - DR-65-20 - Snoqualmie Falls Sub #15BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR THREE SUBDIVISION )
MONUMENT SIGNS FOR SNOQUALMIE FALLS )
SUBDIVISION NO. 15 FOR RED BUTTE, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-65-20
The above -entitled design review application came before the Eagle City Council for their action on January
12, 2021. 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:
Red Butte, LLC, represented by Jaime Snyder with T-O Engineers, is requesting design review
approval for three subdivision monument signs for Snoqualmie Falls Subdivision No. 15. A portion
of the site (approximately 33-acres) is located at the southeast corner of North Palmer Lane and West
Floating Feather Road. The remaining portion of the site (approximately 9.85-acres) is located on the
north side of West Floating Feather Road approximately 790-feet west of the intersection of North
Arena Avenue and West Floating Feather Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 9, 2020.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 8, 2006, the City Council approved an annexation, rezone with development agreement,
conditional use permit, preliminary development plan, and preliminary plat for the Legacy Planned
Community(A-09-05/RZ-13-05/CU-12-05/PPUD-13-05/PP-01-06).
On September 24, 2019, the City Council approved a preliminary development plan and preliminary
plat for Snoqualmie River Subdivision No. 4 (CU-02-19/PPUD-02-19/PP-02-19).
On August 25, 2020, the City Council approved a conditional use permit, preliminary development
plan, and preliminary plat for Snoqualmie Falls Subdivision No. 15 (CU-09-19/PPUD-06-19/PP-09-
19).
For additional property history see: RZ-13-05 MOD / RZ-13-05 MOD2 / RZ-13-05 MOD3 / DR-64-06
/ DR-64-06 MOD2 / FPUD-01-07/FP-01-07 / FP-02-07 / FPUD-01-12/FP-01-12 / FPUD-02-12/FP-
04-12 / FPUD-02-13/FP-06-13 / CU-08-13/PPUD-07-13/PP-12-13 /DR-07-14 /FPUD-05-13/FP-
14-13 / CU-06-14/PPUD-03-14/PP-09-14 / FPUD-04-15/FP-05-15 / FPUD-05-15/FP-06-15 /
FPUD-06-15/FP-09-15 /DR-68-13 /DR-68-13 MOD /DR-68-13 MOD2 /DR-06-15 /DR-06-15
MOD / DR-06-15 MOD3 / DR-06-15 MOD4 / EXT-12-09 / EXT-07-10 / F,XT-06-11 / CU-06-
17/PPUD-03-17/PP-03-17 / DR-44-17 / DR-45-17 / RZ-13-05 MOD4 / FPUD-04-17/FP-18-17 / CU-
08-17/PPUD-04-17/PP-04-17 / DR-54-17 / FPUD-05-17/FP-02-17 / FPUD-01-18/FP-01-18 / CU-
01-18/PPUD-01-18/PPUD-02-18 /DR-31-18 /FPUD-11-18/FP-13-18 /FPUD-13-18/FP-15-18 /
FPUD-15-18/FP19-18 /FPUD-16-18/FP-20-18 /RZ-13-05 MODS / FPUD-17-18/FP-21-18 / CU-
05-18/PPUD-03-18/PP-09-18 / FPUD-06-19/FP-08-19 / FPUD-07-19/FP-09-19/ FPUD-08-19/FP-
12-19.
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D. COMPANION APPLICATIONS: DR-64-20 (Common Area Landscaping).
E. COMPREHENSIVE PLAN DESIGNATION: Neighborhood Residential.
F. ZONING DESIGNATION: R-2-DA-P (Residential with a development agreement — PUD).
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: No.
I. SIGNAGE:
Subdivision Monument Sign
— south side of West Floating Feather Road
Sign Data
Proposed
Required
Sign Dimensions
5' high x 32' wide
8' high (maximum)
Area of Signage
26-square feet
60-square feet (maximum)
Illumination
Four 18-watt, 3000K LED ground mounted
light fixtures
Interior -illumination prohibited
Sign Landscaping
300-square feet (approximately)
126-square feet (minimum)
Materials
Sandstone veneer seat wall with two columns
with boulder inlays, Corten steel wall with
sandstone veneer columns, Corten steel
flower bowl, metal lettering mounted flush to
Corten steel wall
Per Eagle City Code
Subdivision Monument Sign
— north side of Floating Feather Road
Sign Data
Proposed
Required
Sign Dimensions
5' high x 16' wide
8' high (maximum)
Area of Signage
26-square feet
60-square feet (maximum)
Illumination
Two 18-watt, 3000K LED ground mounted
light fixtures
One hooded LED light strip
Interior -illumination prohibited
Sign Landscaping
300-square feet (approximately)
78-square feet (minimum)
Materials
Corten steel wall accented with two sandstone
veneer columns accented with boulders,
Corten steel flower bowls, metal letting and
logo mounted flush to the Corten steel wall
Per Eagle City Code
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K.\Planning Dept\Eagle Applications\Dr\2020\DR-65-20 Snoqualmie Falls Sub No. 15 signage ccf docx
Subdivision Monument Sign
— south side of Floating Feather Road
Sign Data
Proposed
Required
Sign Dimensions
5' high x 16' wide
8' high (maximum)
Area of Signage
26-square feet
60-square feet (maximum)
Illumination
Two 18-watt, 3000K LED ground mounted
light fixtures
One hooded LED light strip
Interior -illumination prohibited
Sign Landscaping
300-square feet (approximately)
78-square feet (minimum)
Materials
Corten steel wall accented with two sandstone
veneer columns accented with boulders,
Corten steel flower bowls, metal letting and
logo mounted flush to the Corten steel wall
Per Eagle City Code
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:
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".
C. DISCUSSION:
• The applicant is proposing to construct three monument signs for the Snoqualmie Falls Subdivision
No. 15. The monument signs will be located at the three entrances along West Floating Feather
Road including one located on the north side of West Floating Feather Road at the entrance to
North Lake Placid Avenue and two located on the south side of West Floating Feather Road at the
entrances to North Lake Placid Avenue and North Moscow Avenue. The signs will be made of
steel walls, sandstone columns, sandstone walls, and tall flower bowls, which will match the
existing subdivision monument signs throughout the Legacy development. Staff defers comment
regarding the subdivision monument signs to the Design Review Board.
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the following site specific conditions of approval and standard conditions of approval
provided within the staff report.
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PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on November 10,
2020, at which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 1:37:54)
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board determined the proposed subdivision monument signs should be approved. The signs are
consistent with the existing subdivision monument signs installed with the previous phases of
Snoqualmie Falls Subdivision.
BOARD DECISION:
The Board voted 6 to 0 to recommend approval of DR-65-20 for a design review application for three
subdivision monument signs for Snoqualmie Falls Subdivision No. 15 for Red Butte, LLC, with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document, dated December 10, 2020.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 12, 2021, at which
time the Council made their decision.
B. Oral testimony in opposition to the application was presented to the City Council by no one.
C. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/representative).
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-65-20 for a design review application for three subdivision
monument signs for Snoqualmie Falls Subdivision No. 15 for Red Butte, LLC, with the following Design
Review Board recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. A sign permit is required prior to the installation of any signs on this site.
2. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
3. Upon completion of the monument signs and required landscaping, the applicant shall be required to
request a site inspection to be completed by the Planning and Zoning Department. Upon verification
that the monument signs and require landscaping have been completed in compliance with the
approved plans, a certificate of completion will be issued.
4. Provide a revised landscape plan showing the location of the ground mounted light fixtures screened
from view with landscaping. The revised landscape plan shall be reviewed and approved by staff
prior to the issuance of a sign permit.
5. Provide revised lighting cutsheets for the ground mounted light fixture showing the lighting to be a
single color, illumination type, wattage, if LED (3000K maximum). The revised lighting cutsheet
shall be reviewed and approved by staff 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.
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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.
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-65-20) 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 subdivision monument signs will be required to be harmonious with the architectural design of
the existing signs throughout the Legacy development, and will not cover nor detract from desirable
architectural features.
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DATED this 12th day of January 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
A TEST:
F EAG
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ra y E. O orn, Eagle City Clerk •
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