Findings - DR - 2022 - DR-73-21 - Snoqualmie Basin Subdivision - One Subdivision Entry Monument Sign BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR ONE )
SUBDIVISION ENTRY MONUMENT )
SIGN FOR SNOQUALMIE BASIN )
SUBDIVISION FOR RED BUTTE,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-73-21
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 27,2022. 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:
Red Butte, LLC, represented by Jaime Snyder with T-O Engineers, is requesting design review
approval for one subdivision entry monument sign for Snoqualmie Basin Subdivision. The 12.84-acre
site is located on the southwest corner of West Floating Feather Road and North Palmer Lane at 1833
North Palmer Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on December 22, 2021. Revised information
(sign elevation)was received on January 20,2022.
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 August 25,2020 ,the City Council approved a preliminary development plan and preliminary plat
for Snoqualmie Falls Subdivision No. 15 (CU-09-19/PPUD-06-19/PP-09-19).
On May 25, 2021, the City Council approved final development plans and final plats for Snoqualmie
Falls Subdivision Nos. 15-17 (FPUD-03-21/FP-05-21 /FPUD-04-21/FP-06-21 and FPUD-05-21/FP-
07-21.
On November 30,2021,the City Council approved a conditional use permit,preliminary development
plan, and preliminary plat for Snoqualmie Basin Subdivision, a 35-lot(26-residential, 4-commercial,
5-common)mixed use planned unit development(CU-04-21/PPUD-04-21/PP-06-21).
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/EXT-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-
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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/ CU-02-19/PPUD-02-
19/PP-02-19/FPUD-10-19/FP-15-19/CU-09-19/PPUD-06-19/PP-09-19.
D. COMPANION APPLICATIONS: DR-72-21 (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 DESTRICT:Not in the DDA,TDA,CEDA,or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. SIGNAGE:
Subdivision Entry Monument Sign
(West French Glen Street and North Palmer Lane)
Sign Data Proposed Required
Sign Dimensions 10' high x 24' wide(trellis) 8' high(maximum)
5' high x 13' 6"wide(sign)
2' high x 2' wide(logos)
Area of Signage 30-square feet(approximately) 60-square feet(maximum)
Illumination Externally illuminated with ground Interior-illumination prohibited
mounted light fixtures
Sign Landscaping 570-square feet(approximately) 90-square feet(minimum)
Materials Backer—rusted steel Per Eagle City Code
Sign panel—chiseled sandstone rock
Letters—powder coated steel with 2"
returns,mounted flush to the sign panel
Logos—powder coated steel with 2"
returns mounted flush to the stone veneer
bases on the trellis
Trellis—wood(SW Charwood stain),
stone veneer column bases(Country
Ledge-stone Chardonnay)
J. AGENCY RESPONSES:None.
K. LETTERS FROM THE PUBLIC:None received to date.
THE DESIGN REVIEW BOARD 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.
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B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
This article applies to all proposed development located within the design review overlay district
which shall include the entire city limits, and any land annexed into the city after the date of
adoption hereof. Such development includes, but is not limited to, new commercial, industrial,
institutional, office, multi-family residential projects, signs, common areas, subdivision signage,
proposed conversions, proposed changes in land use and/or building use, exterior remodeling or
repainting with a color different than what is existing, exterior restoration, and enlargement or
expansion of existing buildings, signs or sites, and requires the submittal of a design review
application pursuant to this article and fee as prescribed from time to time by the city council.
• 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;
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.
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• 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.
C. DISCUSSION:
• The applicant is proposing to construct one subdivision entry monument sign within Snoqualmie
Basin Subdivision. The subdivision entry monument sign is located on the northwest corner of
North Palmer Lane and West French Glen Street. The top of the sign panel is at an overall height
of approximately 5'; however the architectural features of the sign measure an overall height of
approximately 10'.
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 the subdivision entry monument sign to the
Design Review Board.
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 to consider the application was held before the Design Review Board on January 27,2022,
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.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board recommends approval of the subdivision entry monument sign.
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BOARD DECISION:
The Board voted 6 to 0(Germano absent)to recommend approval of DR-73-21 for a design review
application for one subdivision entry monument sign for Snoqualmie Basin Subdivision for Red Butte,
LLC,with the following staff recommended site specific conditions of approval and standard conditions
of approval with text shown with underline to be added by the Board.
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 subdivision entry monument sign 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 subdivision entry monument sign and required landscaping have been
completed in compliance with the approved plans, a certificate of completion will be issued.
4. Provide details for the Corten steel panels located behind the hanging monument sign showing the
height and required engineering(if applicable).Provide details showing the location of the planter
pots ensuring they don't conflict with the sidewalk area.Provide details for how the hanging sign will
be anchored to the ground. The details 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.
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.
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•
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-73-21) 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 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 entry monument sign 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 l Ots day of February 2022.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Robert Grubb,Chairman
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