Findings - CC - 2022 - DR-27-22 - Two Subdivision Entry Features And One Subdivision Entry Monument Sign For Terra View Subdivision BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR TWO SUBDIVISION )
ENTRY FEATURES AND ONE SUBDIVISION )
ENTRY MONUMENT SIGN FOR TERRA VIEW )
SUBDIVISION FOR TERRA VIEW )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-27-22
The above-entitled design review application came before the Eagle City Council for their action on June
14, 2022. 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:
Terra View,represented by Jaime Snyder with T-O Engineers, is requesting design review approval
for two subdivision entry feature and one subdivision entry monument sign for Terra View
Subdivision. The approximately 330.8-acre site is located on the northeast corner of West Beacon
Light Road and State Highway 16.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 24, 2022. Revised information
(dimensions, lighting cutsheet)was received April 21, 2022.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 9, 2009, the City Council approved an annexation and rezone from RUT(Rural-Urban
Transition—Ada County designation)to MU-DA(Mixed Use with a development agreement in lieu of
a PUD)for the Terra View development for SB/CH Land Company(Flack/Carlock),LLC.At that time
the Council instructed staff to work with the applicant to address the concerns of the Council regarding
transitioning of lots adjacent to the eastern boundary prior to approving the development agreement for
the project(A-16-07/RZ-23-07).
On January 9, 2009, the City Council approved the development agreement associated with the Terra
View development for SB/CH Land Company(Flack/Carlock), LLC.
On January 10,2012,the City Council approved a modification to the development agreement to extend
the time for submittal of a preliminary plat application and to correct a typographical error contained
within a condition of development(RZ-23-07 MOD).
On February 4, 2015, an extension of time to submit a preliminary plat was approved pursuant to
Condition of Development 3.2 of the executed development agreement(Instrument#109021224). The
extension of time was approved to be valid until February 25,2017(RZ-23-07).
On March 14, 2017, the City Council approved a development agreement modification regarding the
timing of submittal of a preliminary plat application(RZ-23-07 MOD2).
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On January 25, 2022, the City Council approved an annexation and rezone from RUT (Rural-Urban
Transition—Ada County designation)to MU-DA (Mixed Use with a development agreement [in lieu
of a PUD] for approximately 44-acres, a development agreement modification, and preliminary plat
approvals for Terra View Subdivision, a 460-lot (396-single family residential, 4-commercial [may
allow up to 192-multi-family residential units], 60 common) mixed use subdivision (A-02-21/RZ-02-
21/RZ-23-07 MOD3/PP-03-21).
D. COMPANION APPLICATIONS: DR-26-22 (common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:
Village/Community Center, Compact Residential, and Large Lot Residential.
F. ZONING DESIGNATION: MU-DA(Mixed Use with a development agreement [in lieu of a PUD]
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. SIGNAGE:
Subdivision Entry Feature
(North Archwood Way/North Terra View Way)
Entry Feature Data Proposed Required
Dimensions 30' high x 60' wide(east/west sides) N/A
18' high x 12' wide(center island)
Illumination Ground mounted light fixtures screened Interior-illumination prohibited
with landscaping
Colorfall lighting within the waterfall
Materials Rustic steel beams, porcelain tile concrete Per Eagle City Code
columns, stucco panels (SW7017), corten
steel planter bowls, sandstone planter wall
(east and west sides)
Board form concrete columns, scupper,
corten steel planter bowl,sandstone planter
wall(center island)
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Subdivision Entry Feature/Monument Sign
(East side of North Terra View Way/West Beacon Light Road)
Sign Data Proposed Required
Sign Dimensions 4' high x 11' 9"wide(sign panel) 8' high(maximum)
17' high 5" x 32' 10" wide (waterfall/
trellis features)*
Area of Signage 47-square feet 60-square feet(maximum)
Illumination Halo-illuminated with white LED(2700K) Interior-illumination prohibited
Sign Landscaping 5,304-square feet(approximately) 141-square feet(minimum)
Materials Corten steel, sandstone walls, wooden Per Eagle City Code
trellis with Ebony stain, raised planters,
corten steel planter bowls, 1/4" black steel
lettering and '/2"black steel logo
*Note:Height includes approximately 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 AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
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 two subdivision entry features and one subdivision entry
monument sign for Terra View Subdivision. One subdivision entry feature/monument sign is
located on the east side of the entrance off of West Beacon Light and North Terra View Way. The
sign is constructed of corten steel with black steel letters and logo. The features around the sign
include a trellis over and around the sign,sandstone walls and columns,raised planters,corten steel
planters, and waterfall features.
One subdivision entry feature located at the intersection of North Archwood Way and North Terra
View Way is constructed of rusted steel beams, porcelain tile concrete columns, stucco accent
walls, raised planters, corten steel planter bowls and sandstone walls. The sign panel height and
area comply with Eagle City Code.The sign panel is proposed to be located within the entry feature.
• Staff defers comment regarding the design, materials, and colors of the subdivision entry features
and 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,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 May 12, 2022, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed subdivision entry features and subdivision entry monument sign
as designed.
BOARD DECISION:
The Board voted 5 to 0(Grubb and Sayer absent)to recommend approval of DR-27-22 for a design
review application for two subdivision entry features and one subdivision entry monument sign for Terra
View Subdivision for Terra View,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 May
26, 2022.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on June 14,2022,at which time
the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-27-22 for a design review application for two subdivision entry
features and one subdivision entry monument sign for Terra View Subdivision for Terra View,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.
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3. Provide a license agreement from ACHD allowing the installation an entry feature with associated
landscaping within the public rights-of-way to be reviewed and approved by staff prior to the
City issuing a sign permit.
4. Upon completion of the entry feature and 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 entry feature, subdivision entry
monument sign, and required landscaping have been completed in compliance with the approved
plans, a certificate of completion will be issued.
5. Provide revised elevations for the subdivision entry feature(located at the intersection of North
Archwood Way and North Terra View Way) showing how the back side(north)of the features are to
be finished(i.e. stone, stucco, etc.). The revised elevations shall be reviewed and approved by staff
and one member of the Design Review Board 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
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-27-22) 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.
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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 features, and 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 14th day of June 2022.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
\ c7
J.son 'ierce,Mayor
ATTEST:
P
Tracy E. orn, Eagle City Clerll O: n. • Qr F: Ca
• �: O €'O*
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