Findings - CC - 2021 - DR-44-21 - Arvory Crest Subdivision Entry Feature And Monument Signs BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR ONE SUBDIVISION )
ENTRY FEATURE AND SEVEN SUBDIVISION )
ENTRY MONUMENT SIGNS FOR ARVORY )
CREST SUBDIVISION FOR FS ONE,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-44-21
The above-entitled design review application came before the Eagle City Council for their action on
December 14,2021. 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:
FS One,LLC,represented by Jaime Snyder with T-O Engineers, is requesting design review approval
for one subdivision entry feature and seven subdivision entry monument signs for Arvory Crest
Subdivision. The 80.2-acre site is located on the southeast corner of West Floating Feather Road and
State Highway 16 at 1252 North Highway 16.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 24, 2021. Supplemental
information(halo illumination example,night views)was received October 27,2021.
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 July 14, 2009, the City Council approved an annexation and rezone with development agreement
for Eagle Sports Legends Investments #2, LLC (the subject property was recognized as an expansion
parcel within the development agreement associated with the Legacy Planned Community[Ada County
instrument#106161990])(A-03-09/RZ-03-09).
On September 14,2021,the City Council approved a conditional use permit,preliminary development
plan, and preliminary plat for Arvory Crest Subdivision, a 249-lot (231-buildable, 18-common)
residential planned unit development(CU-02-21/PPUD-02-21/PP-04-21).
D. COMPANION APPLICATIONS: DR-43-21 (common area landscaping).
E. ZONING DESIGNATION: Neighborhood Residential.
F. ZONING DESIGNATION: R-2-DA(Residential with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
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I. SIGNAGE:
Subdivision Entry Feature and Monument Sign#1
(center island, east, and west sides of entrance)
(West Floating Feather Road and North Hamlin Avenue)
Sign Data Proposed Required
Sign Dimensions 20' high x 9' 6"wide(center island 8' high(maximum)
structure)*
16' 6"high x 20' 6"wide(east and west
of entrance structures)**
4' high x 8' wide(sign panel—center
island structure)
2' high x 9' wide(Eagle logo—east and
west entrance structures)
Area of Signage 32-square feet(sign panel) 60-square feet(maximum)
18-square feet(Eagle logo)
Illumination Halo illuminated(sign panel) Interior-illumination prohibited
Externally illuminated with downlighting
(Eagle logo above text)
Halo illuminated(Eagle logo side
structure)
Sign Landscaping 570-square feet(approximately) 96-square feet(minimum)
Materials Sign panel—black powder coated metal Per Eagle City Code
with stainless steel letters,pegged off of
the metal panel,halo illuminated with
white LED
Logo above text—laser cut into black
powder coated metal,halo illuminated
with white LED
Logo side structures—black powder
coated metal cutout
Structures—stone veneer(to match the
pool house), corten steel posts,gray
concrete,natural wood composite slat
roof,black metal fascia
*Note:Center island structure height includes 13'3"of architectural features above the top of the sign panel.
**Note:East and west of entrance structures height include 5'3"of architectural features above the top of Eagle logo.Eagle
logo located between 8'and 11'.
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Subdivision Entry Monument Sign#2(center island)
North Hamlin Avenue and West Fair Marie Street(east side of North Hamlin Avenue)
North Hamlin Avenue and West Darley Street(east and west sides of North Hamlin Avenue)
North Hamlin Avenue and West Fern Street(west side of North Hamlin Avenue)
Sign Data Proposed Required
Sign Dimensions 11' 9"high x 11' wide(center island 8' high(maximum)
structure)*
5' high x 10' wide(sign panel)
Area of Signage 50-square feet 60-square feet(maximum)
Illumination Halo illuminated(sign panel) Interior-illumination prohibited
halo illuminated(Eagle logo)
Sign Landscaping 361-square feet(approximately)(West 150-square feet(minimum)
Fair Marie Street)
150-square feet(approximately)(West
Darley Street)(west side)
420-square feet(approximately)(West
Darley Street)(east side)
408-square feet(approximately)(West
Fern Street)
Materials Sign panel—black powder coated metal Per Eagle City Code
with stainless steel letters,pegged off of
the metal panel,halo illuminated with
white LED
Logo—laser cut into black powder coated
metal,halo illuminated with white LED
Structure—stone veneer(to match the
pool house),corten steel posts,natural
wood composite slat roof,black metal
fascia
*Note:Structure height include 4'9"of architectural features above the top of sign panel.
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Subdivision Entry Monument Sign#3 (north and south of entrance)
State Highway 16 and West Rosti Farms Street
Sign Data Proposed Required
Sign Dimensions 14' 6' high x 20' 6"wide(structures)* 8' high (maximum)
4' 5"high x 9' wide(sign panel)
Area of Signage 39-square feet 60-square feet(maximum)
Illumination Halo illuminated(sign panel) Interior-illumination prohibited
halo illuminated(Eagle logo)
Sign Landscaping 1,699-square feet(approximately)(north 117-square feet(minimum)
and south sides of entrance)
Materials Structures—stone veneer(to match the Per Eagle City Code
pool house), corten steel posts,gray
concrete, natural wood composite slat
roof,black metal fascia
*Note:Height includes 3'of architectural features above the top of the sign panel.
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-8(A): Applicability:
3. Architectural Compatibility: The number, area, and height of signs as outlined in this article
are intended to be maximum standards which do not necessarily ensure architectural
compatibility. Therefore, in addition to the enumerated maximum standards,the city shall
give consideration to a sign's relationship to the overall appearance of the subject property as
well as the surrounding area.
4. Materials And Appearance: It is the intent of this article to encourage interesting, creative,
readable,effective, uncluttered,and well maintained signage. Sign materials and appearance
shall be complementary to the building architecture and colors. The exhibits provided in the
EASD book are examples of the types of sign designs envisioned for the Eagle architecture
theme.
• 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;
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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.
• Eagle City Code Section 8-2A-8(B):
GRADE: The elevation or level of the street closest to the sign to which reference is made, as
measured at the street's centerline, or top of curb if one exists, adjacent to where the sign is to be
placed,or the relative ground level in the immediate vicinity of the sign if determined by the zoning
administrator to be an accurate determination for grade with regard to the intent of this article.
HEIGHT OF SIGN: The vertical distance measured from the grade to the highest point of a sign or
any vertical projection thereof. Architectural elements used above any sign area may be excluded
from the maximum height measurement if the city determines that said architectural elements add
to the character of the sign and do not create an overbearing appearance in relation to the sign,
building and area.
SUBDIVISION SIGN: A permanent on premises sign used to identify a subdivision.
• Eagle City Code Section 8-2A-8(C)(3): Subdivision Signs:
a. One subdivision sign may be permitted on each side of any entry road into a subdivision, or
within the landscape median at the entry road if approved by ACHD,and at the intersection
of any collector and/or arterial streets abutting the subdivision.
b. Subdivision signs shall not exceed eight feet(8') in height and the sign area shall not exceed
sixty(60)square feet per side.
• 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.
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C. DISCUSSION:
• The applicant is proposing to construct seven subdivision entry signs throughout the Arvory Crest
Subdivision.
Entry monument no. 1 is located at the entrance of West Floating Feather Road and North Hamlin
Avenue.The top of the sign panel of the subdivision monument sign is at an overall height of 6' 9"
(center structure); however, the architectural features of the sign measure at an overall height of
20'. The top of the Eagle logo on the east and west structures is at approximately 11'3" in height
and the overall height is 16' 6".
Entry monument no. 2 is located at the entrances off of West Hamlin Avenue at West Fair Marie
Street, West Darley Street, and West Fern Street. The top of the sign panel of the subdivision
monument sign is at an overall height of 7';however,the architectural features of the sign measure
at an overall height of 11' 9".
Entry monument no. 3 is located at the entrance of State Highway 16 and West Rosti Farms Road.
The top of the sign panel of the subdivision monument sign is at an overall height of 11' 3"and the
overall height is 16' 6".
Pursuant to Eagle City Code, subdivision signs are not to exceed eight feet (8') in height. Eagle
City Code permits architectural elements above any sign area to be excluded from the maximum
height measurement if the city determines that said architectural elements add to the character of
the sign and do not create an overbearing appearance in relation to the sign,building and area.
Staff defers comment regarding the overall height of entry monument signs to the Design Review
Board.
• Entry monument signs no. 1 and no.3 show the sign panels and Eagle logos located between 8-feet
and 11-feet on the monument signs. If the Design Review Board recommends approval of the
monument signs, the applicant should be required to provide revised sign elevations for entry
monument no. 1 and no. 3 showing the sign panels/logos at a maximum height of 8-feet tall. The
revised sign elevations should be reviewed and approved by staff prior to the issuance of a sign
permit.
• A side view of the monument sign structure was provided;however,a side view for the sign panel
showing the thickness of the sign panel,steel letter return,and dimension for how far the letters are
pegged off of the panel was not received. The applicant should be required to provide a side view
for the sign panel only showing the thickness of the sign panel, steel letter return and the dimension
the letters are pegged off of the panel. The side view for the sign panel should be reviewed and
approved by staff prior to the issuance of a sign permit.
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.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on November 4,2021,
at which time the Board made their decision.
B. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
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BOARD DELIBERATION: (Granicus time 2:05:10)
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed subdivision entry feature and subdivision entry monument signs
as proposed.
BOARD DECISION:
The Board voted 3 to 0(Duperault, Germano, Grubb,and Mihan absent)to recommend approval of DR-
44-21 for a design review application for one subdivision entry feature and seven subdivision entry
monument signs for Arvory Crest Subdivision for FS One,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 9, 2021.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on December 14,2021,at which
time the Council made their decision.
B. Oral testimony in favor of the application was presented to the City Council by no one(not including
the applicant/representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-44-21 for a design review application for one subdivision entry
feature and seven subdivision entry monument signs for Arvory Crest Subdivision for FS One,LLC,with
the following Design Review Board recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a revised sign elevations for entry monument no. 1 and no. 3 showing the sign panels/logos at
a maximum height of 8-feet tall. The revised sign elevations shall be reviewed and approved by staff
prior to the issuance of a sign permit.
2. Provide a side view for the sign panel only showing the thickness of the sign panel, steel letter return
and the dimension the letters are pegged off of the panel. The side view for the sign panel shall be
reviewed and approved by staff prior to the issuance of a sign permit.
3. A sign permit is required prior to the installation of any signs on this site.
4. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
5. Provide a license agreement from ACHD allowing the installation of a entry monument signage with
associated landscaping within the public rights-of-way to 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.
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
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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-44-21) 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 subdivision entry feature and seven monument signs will be required to be harmonious with the
architectural design of the subdivision, and will not cover nor detract from desirable architectural
features.
DATED this 14th day of December 2021.
CITY COUNCIL
OF THE CITY OF EAGLE
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