Findings - DR - 2023 - DR-76-22 - Benari Estates Subdivision - Enrty Feature And Subdivision Entry Monument Sign For Benari Estates Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR ONE ENTRY FEATURE)
AND SUBDIVISION ENTRY MONUMENT SIGN )
FOR BENARI STATES SUBDIVISION FOR )
EAGLE 1,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-76-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 12,2023. 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:
Eagle 1 LLC,represented by Laren Bailey,is requesting design review approval for one entry
feature and one subdivision entry monument sign for Benari Estates Subdivision.The 35-29-acre site
is located at the northeast corner of West State Street and North Ballantyne Lane at 1770 West State
Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 3, 2022. Revised information
(sign elevation)was received December 20,2022.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 15, 2021, the City Council denied a rezone from A (Agricultural) to R-4-DA-P
(Residential with a development agreement—PUD),conditional use permit,preliminary development
plan, and preliminary plat for Benari Estates Subdivision (RZ-12-21/CU-07-21/PPUD-07-21/PP-14-
21).
On October 11, 2022, the Eagle City Council approved a rezone from A(Agricultural)to R-e-DA-P
(Residential with a development agreement—PUD),conditional use permit,preliminary development
plan, and preliminary plat for Benari Estates Subdivision, an 88-lot (77-buildable, 11-common)
residential planned unit development(RZ-08-22/CU-08-22/PPUD-05-22/PP13-22).
D. COMPANION APPLICATIONS:DR-75-22(common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:Neighborhood Residential.
F. ZONING DESIGNATION:R-3-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.
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I. SIGNAGE:
Subdivision Entry Feature/Monument Sign
(Entrance off West State Street)
Sign Data Proposed Required
Sign Dimensions 3' 5"high x 9' 4"wide(letters) 8' high(maximum)
14' 6" high x 24' 6" wide (incl. center
column attached to monument sign)*
12' 6" high x 7' 6" wide (columns adjacent
to road—east/west sides of street)
8' 6"high x 5' 6"wide(columns adjacent to
walkway—east/west sides of street)
Area of Signage 21-square feet 60-square feet(maximum)
Illumination Externally illuminated with inground well Interior-illumination prohibited
lights
Sign Landscaping 331-square feet(approximately) 63-square feet(minimum)
Materials Monument sign/center column — cultured Per Eagle City Code
stone veneer "Eldorado Moon Light Rough
Cut,"concrete cap,letters are routed from''A"
acrylic, stud mounted'A"off stone veneer
Columns adjacent to street and walkway —
cultured stone veneer"Eldorado Moon Light
Rough Cut,"concrete cap
*Note:Height includes approximately 8'of architectural features above the top of the sign panel.
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 AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'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-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 compiled to create a theme unique to the area called"Eagle Architecture".
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• 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(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-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 feature and one subdivision entry
monument sign for Benari Estates Subdivision.The subdivision entry feature and entry monument
sign are located on the north side of East State Street at the entrance to the subdivision on to North
Great Falls Avenue. The monument sign is constructed of cultured stone with concrete caps and
the sign panel is constructed of metal.The features around the sign include one column constructed
of cultured stone veneer with a concrete cap attached to the monument sign,and four cultured stone
veneer columns with concrete caps on the east and west sides of the entrance(two on each side of
the entrance).
• Sheet 1.0 shows the top of the sign panel of the subdivision monument sign at an overall height of
6';however,the architectural features of the sign(column)measure at an overall height of 14' 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.
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Staff defers comment regarding the overall height of the subdivision monument sign to the Design
Review Board.
• Sheet 1.0 shows in-ground well lights proposed around the subdivision entry feature and
subdivision entry monument sign, however, a detailed cutsheet showing the style, color,
illumination type,wattage,etc.was received.The applicant should be required to provide a detailed
cutsheet for the inground well lights showing the style,color,illumination type,wattage,etc. The
detailed cutsheet should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a sign permit.
• Staff defers comment regarding the design, materials, and colors of the subdivision entry feature
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, 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 12, 2023,
at which time the Board made their decision.
BOARD DELIBERATION:
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 monument sign with the
architectural features exceeding 8-feet in height.
BOARD DECISION:
The Board voted 5 to 0(Grubb and Duperault absent)to recommend approval of DR-76-22 for a design
review application for subdivision entry feature and subdivision entry monument sign,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 detailed cutsheet for the inground well lights showing the style, color, illumination type,
wattage, etc. Provide a revised landscape plan showing the location of the inground well lights in
relation to the landscaping showing there is no conlict. The detailed cutsheet and revised landscape
plan shall be reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a sign permit.
3. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
4. Provide a license agreement from ACHD allowing the installation of a monument sign with associated
landscaping within the public rights-of-way to be reviewed and approved by staff prior to the
City issuing a sign permit.
5. Upon completion of the subdivision entry feature,subdivision entry monument sign, and the 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 feature, subdivision entry
monument sign,and required landscaping have been completed in compliance with the approved plans,
a certificate of completion will be issued.
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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.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-76-22) 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.
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 feature and entry monument sign will be required to be harmonious with the
architectural design of the sbudivision, and will not cover nor detract from desirable architectural
features.
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DATED this 26th day of January 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Ro Gnat b,¶hairman
ATTEST:
Tracy E. orn, Eagle City Clerk
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