Findings - CC - 2017 - DR-45-17 - Subdivision Sign And Entry Feature For Legacy DevelopmentBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
SUBDIVISION SIGN AND ENTRY )
FEATURE FOR LEGACY DEVELOPMENT )
FOR BRAHMA, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -45-17
The above -entitled design review application came before the Eagle City Council for their action on
October 24, 2017. 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:
Brahma, LLC, represented by Jesse Buster with Stack Rock Group, is requesting design review
approval to construct a subdivision sign and entry feature for the Legacy development. The subdivision
sign and entry feature are located on the northeast corner of Palmer Lane and Nordic Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 24, 2017. Supplemental documents
(revised site and Landscape plan and lighting cut sheets) were received by the city on September 14,
2017.
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 (A-09-05/RZ-13-05/CU-
12-05/PPUD-13-05/PP-01-06) for the Legacy Planned Community.
On August 22, 2006, the City Council approved a design review application for the common area
landscaping and sports academy facility within Legacy Planned Community (DR -64-06).
On August 28, 2007, the City Council approved the final development plan and final plat FPUD-01-
07/FP-01-07/ FP -02-07, for Mosca Seca Subdivision Phases No. 1 & No. 2.
On September 18, 2007, the City Council approved a modification to the Conditions of Development
and associated exhibits (RZ-13-05 MOD) to the development agreement to provide a time schedule for
the build -out of the Academy Core area located within Mosca Seca Subdivision (located within the
Legacy Planned Unit Development).
On February 19, 2008, the City Council approved a modification to the Conditions of Development
and associated exhibits (RZ-13-05 MOD 2) within the development agreement to address the
percentage of allowable second story square footage in relationship to the first floor for homes located
on lots less than 8,000 -square feet in size, the provisions of private roads, construction flooring
material for attached single-family dwellings, and the Memorandum of Agreement regarding the on-
site municipal water system.
On March 11, 2008, the Mosca Subdivision No. 1 final plat was recorded at the Ada County
Recorder's office.
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On August 25, 2008, the Mosca Seca Subdivision No. 2 final plat was recorded at the Ada County
Recorder's office.
On October 13, 2009, the City Council approved an extension of time (EXT -12-09) for the preliminary
plat for Mosca Seca Subdivision (PP -01-06) to be valid until August 25, 2010.
On November 9, 2010, the City Council approved an extension of time (EXT -07-10) for the
preliminary plat for Mosca Seca Subdivision (PP -01-06) to be valid until August 25, 2011.
On September 13, 2011, the City Council approved an extension of time (EXT -06-11) for the
preliminary plat for Mosca Seca Subdivision (PP -01-06) to be valid until August 25, 2012.
On June 26, 2012, the City Council approved a modification to the Conditions of Development and
associated exhibits (RZ-13-05 MOD 3) within the development agreement to address the allowed
density, modify the open space by removing the requirement to construct the sports academies, and
address the condition of development regarding a school site.
On September 25, 2012, the Snoqualmie Falls Subdivision No. 1 final plat was recorded at the Ada
County Recorder's office.
On January 10, 2013, the City approved a design review application to modify the landscaping within
Snoqualmie Falls No. 2 (DR -64-06 MOD).
On March 21, 2013, the Snoqualmie Falls Subdivision No. 2 final plat was recorded at the Ada
County Recorder's office.
On May 1, 2014, the City approved a design review application to modify the landscaping within
Snoqualmie Falls No. 2 (DR -64-06 MOD2).
On November 12, 2013, the Snoqualmie Falls Subdivision No. 3 final plat was recorded at the Ada
County Recorder's office.
On January 23, 2014, the Eagle Design Review Board approved a design review application for the
common area landscaping within Snoqualmie Falls Subdivision No. 4 (DR -68-13).
On March 25, 2014, City Staff approved a design review application to modify the common area
landscaping within Snoqualmie Falls No. 4 (DR -68-13 MOD).
On July 23, 2014, the Snoqualmie Falls Subdivision No. 4 final plat was recorded at the Ada County
Recorder's office.
On December 8, 2014, the Snoqualmie Falls Subdivision No. 5 final plat was recorded at the Ada
County Recorder's office.
On January 28, 2014, the City Council approved a conditional use permit, preliminary development
plan, and preliminary plat for Snoqualmie Falls Subdivision No. 6 (CU-06-14/PPUD-03-14/PP-09-14).
On March 13, 2014, the Eagle Design Review Board approved a design review application for the
common area landscaping within Snoqualmie Falls Subdivision No. 5 (DR -07-14).
On April 9, 2015, the Eagle Design Review Board approved a design review application for the
common area landscaping within Snoqualmie Falls Subdivision No. 6 (DR -06-15).
On April 28, 2015, the City Council approved the final development plan and final plat for
Snoqualmie Falls Subdivision No. 6 (FPUD-04-15/FP-05-15).
On June 9, 2015, the City Council approved the final development plan and final plat for Snoqualmie
Falls Subdivision No. 7 (FPUD-05-15 & FP -06-15).
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On September 8, 2015, the City Council approved the final development plan and final plat for
Snoqualmie Falls Subdivision No. 8 (FPUD-06-15 & FP -09-15).
On July 14, 2016, the Eagle Design Review Board approved a design review application modifying the
common area landscaping within Snoqualmie Falls Subdivision No. 4 (DR -68-13 MOD2).
On August 22, 2016, the City approved a design review application to relocate playground equipment
proposed within Snoqualmie Falls Subdivision No. 7 to Snoqualmie Falls Subdivision No. 4 (DR -06-
15 MOD).
On December 8, 2016, the Eagle Design Review Board approved a design review application to
construct a covered bridge structure at the entrance to Snoqualmie Falls Subdivision No. 7 (DR -06-15
MOD3).
On March 29, 2017, the City approved a design review application for the installation of private boat
docks around two ponds within Snoqualmie Falls No. 7 (DR -06-15 MOD4).
D. COMPREHENSIVE PLAN DESIGNATION: Residential Two
E. ZONING DESIGNATION: R -2 -DA -P (Residential with a development agreement, PUD)
F. COMPANION APPLICATIONS: None
G. SIGNAGE:
Le�,acy Entry Feature and Monument Sign
Sign Data Proposed Required
Sign Dimensions 4' high x 14' wide (Legacy) 8' high
6' 6" high (measured from the grade at the base
of the sign to the top of the sign panel)
19' 11" high x 36' wide (overall entry feature
height — which is incorporated into the
landscape berm)
56 -square feet
Directional lights (3 — ground mounted, 2 —
located in the upper pool)
1,435 -square feet (approximately)
Area of Signage
Illumination
Sign Landscaping
Materials Sign: black steel letters, wood backing stained
weather oak, and black metal frame
Entry Feature: Grayed (weathered) wood,
Lucera stone veneer, brick, pavers, Marsing
stone boulders, Salerno clay tile roof
H. AGENCY RESPONSES: None
I. LETTERS FROM THE PUBLIC: None received to date.
60 -square feet (maximum)
Interior -illumination prohibited
168 -square feet (minimum)
Per Eagle City Code
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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)
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 -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".
• 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 Ievel 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 -(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.
C. DISCUSSION:
• Sheet L1.03, date stamped by the city on September 13, 2017, shows the top of the sign panel of
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the subdivision monument sign and entry feature at an overall height of twelve feet and five inches
(12' 5"); however, the architectural features of the sign measure an overall height of nineteen feet
and eleven inches (19' 11"). Pursuant to Eagle City Code, subdivision signs are not to exceed
eight feet (8') in height. Eagle City Code Section 8 -2A -8(A), 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 overall
height, design and color of the proposed entry feature and sign to the Design Review Board.
• Upon completion of the subdivision entry monument sign and required landscaping, the applicant
should be required to request a site inspection to be completed by the Planning and Zoning
Department. Upon verification that the monument sign and landscaping have been completed in
compliance with the approved plans, a certificate of completion will be issued,
STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff defers comment regarding the subdivision sign
and entry feature to the Design Review Board. If the Design Review Board approves this application, staff
recommends 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 September 28,
2017, 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 01:04)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The entry sign fits in with the existing signs that are constructed throughout the Legacy development.
• The subdivision sign and entry feature sit into the berm and do not sit on top of the berm.
• The subdivision sign and entry feature are compatible with the neighborhood.
• The height of the subdivision sign and entry feature are appropriately scaled with the surrounding
landscaping and architecture throughout the development.
BOARD RECOMMENDATION:
The Board voted 5 to 0 (Grubb and Koci absent) to recommend approval of DR -45-17 for a design review
application to construct a subdivision sign and entry feature for the Legacy Development for Brahma,
LLC, with the following site specific conditions of approval and standard conditions of approval within
their findings of fact and conclusions of law document, dates October 12, 2017.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on October 24, 2017, 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).
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COUNCIL DECISION:
The Council voted 3-0 (Preston absent) to approve DR -45-17 for a design review application to construct a
subdivision sign and entry feature for the Legacy Development for Brahma, LLC, with the following
Design Review Board recommended site specific conditions of approval and standard conditions of
approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of DR -06-15 and all subsequent modifications.
2. A sign permit is required prior to the installation of any signs on this site.
3. Upon completion of the subdivision entry monument signs and required landscaping, the applicant
should be required to request a site inspection to be completed by the Planning and Zoning
Department. Upon verification that the monument sign and Iandscaping have been completed in
compliance with the approved plans, a certificate of completion will be issued.
4. Provide material samples of all materials proposed for the construction of the subdivision sign and
entry feature. The material samples shall be reviewed and approved by staff and one member of the
Board prior to the issuance of a sign permit.
5, Provide a revised sign elevation showing a side view of the sign that details the metal letters to stand
off the sign a minimum of 3/ of an inch. The revised sign elevation shall be reviewed and approved by
staff prior to 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
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completion for this project.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review
application (DR -45-17) 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 Section 8 -2A -8(C)(3), and has concluded:
a. The subdivision sign is 6 1/2 -feet tall measured from the grade at the base of the sign to the top of
the sign panel.
b. The entry feature is incorporated into a ten -foot (10') to twelve -foot (12') berm and is
appropriately scaled with the surrounding landscaping.
c. The materials proposed on the entry feature and subdivision sign are consistent with the materials
utilized throughout the development.
3. 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 sign and entry feature will be required to be harmonious with the architectural
design of the existing signs throughout the Legacy development, and will not cover or detract from
desirable architectural features.
DATED this 24th day of October 2017.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
(
Stan Ridgeway, Mayor
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