Findings - DR - 2023 - DR-81-22 - Valnova Subdivision - Two Neighborhood Entry Monument Signs For Valnova Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO )
NEIGHBORHOOD ENTRY MONUMENT )
SIGNS FOR VALNOVA SUBDIVISION )
NO. 1 FOR GWC CAPITAL )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-81-22
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 26,2023. 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:
GWC Capital, represented by Eric Langvardt with Langvardt Design Group, is requesting design
review approval for two neighborhood entry monument signs for Valnova Subdivision No. 1. The
61.65-acre site is generally located approximately 4-mile northeast of the intersection of State
Highway 16 and Equest Lane (approximately 1 mile north of Beacon Light Road and Linder Road
intersection).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 22,2022.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 20, 2007, the City Council denied the applicant initiated comprehensive plan text and
map amendment(CPA-05-06).
On December 11, 2007, the City Council denied a zoning ordinance amendment application for this
site(ZOA-03-06).
On December 11, 2007, the City Council approved an annexation and rezone application with a
development agreement from RP (Rural Preservation — Ada County designation) and RR (Rural
Residential—Ada County designation)to R-1-DA(Residential One with a development agreement)for
M3 Eagle(A-14-06&RZ-19-06).
On April 4,2022,the Planning and Zoning Commission approved a planning unit master plan(PUMP)
No. 1 for Spring Valley Planned Development(formerly known as M3 Spring Valley)(PU-01-21).
On May 24,2022,the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley PUMP No. 1 for GWC Capital, LLC,(DR-22-22).
On May 24,2022, the City Council approved a design review for the common area landscaping along
Big Gulch Parkway,Linder Road,and Aerie Way(East) within Spring Valley PUMP No. 1 for GWC
Capital, LLC,(DR-23-22).
On May 24, 2022, the City Council approved a two (2) community entry monument signs for Spring
Valley Subdivision for GWC Capital, LLC(DR-24-22).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction,Inc.
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On October 25,2022,the City approved Spring Valley Subdivision No. 1,a large lot preliminary plat,
associated with the Spring Valley PUMP No. 1 for GWC Capital,LLC,(PP-17-21).
On January 10,2023,the City Council approved a preliminary plat for Valnova Lot 17 Subdivision(a
re-subdivision of Spring Valley Subdivision No. 1), a 201-lot (188-buildable, 13-common [7-
community open space, 1-regional open space,5-private alleys])subdivision(PP-12-22).
D. COMPANION APPLICATIONS:DR-80-22(common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:Foothills Residential.
F. ZONING DESIGNATION: R-1-DA(Residential one with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT:No.
I. SIGNAGE:
Two Neighborhood Entry Monument Signs
Sign Data Proposed - Required
Sign Dimensions 10' 8"high x 5' wide 8' high(maximum)*
Area of Signage 6.25-square feet 60-square feet(maximum)
Illumination 3000K ground mounted light fixtures Interior-illumination prohibited
Sign Landscaping 0-square feet(approximately) 19-square feet(minimum)
Materials Stone veneer column with concrete cap, Per Eagle City Code
blackened steel panel with letters a
maximum of 6" tall, pegged off the steel
panel
*Note:Height includes approximately 3'2"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 11 A-3-8(B)Definitions:
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.
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SUBDIVISION/NEIGHBORHOOD SIGN: A permanent on premises sign used to identify a
subdivision or neighborhood.
• Eagle City Code Section 11 A-3-8(C)General Provisions:
2. Lettering: All letters, numbers and logos for wall and monument signs shall be raised or
recessed. Stick on or painted on letters are not permitted.
4. Sign Integration: All signs shall be designed and located as an integral part of the total site or
building design and shall be harmonious with the building architecture and colors.
5. Location Of Signs: All permanent signs shall be located on site and shall be outside of any
rights of way and sight triangles.Identification,temporary,portable,directional and other signs
may be located within the public right of way, but shall require the approval and license
agreement of the public entity controlling the right of way. Signs shall be a minimum of two
feet(2')from any sidewalk.
• Eagle City Code Section 11 A-3-8(1)Community Signs:
c. Subdivision/Neighborhood Signs:
(1) One subdivision/neighborhood 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.
(2) Subdivision/neighborhood signs shall not exceed eight feet(8')in height and the sign
shall not exceed sixty(60)square feet per side. See exhibit 3-X of this chapter.
EXHIBIT 3-X
SUBDIVISION/NEIGHBORHOOD ENTRY SIGNS
15'-25'
Plan View
3'-5'�
/ 4"Cap
6'Decorative
Stone Veneer 13'Sign Neighborhood
Sign Wall
36 s.f.Maximum Sign 4 12'Sign
Halo or -Stone Veneer
Flood Lighting
-Plate Steel Panel
-Concrete Cap d cap provided
• Eag le City Code Section 11 A-3-8(D) Specific Provisions and Requirements:
12. Sign Illumination:
a. The design review board must find that any illuminated sign permitted under the specific
regulations within this section 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 Spring Valley architecture theme, while encouraging energy
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efficient lighting. No illuminated sign or lighting device shall be placed or directed so as
to permit or cause glare or reflection which may constitute a traffic or safety hazard or
interfere with the use and enjoyment of a public street,walkway or adjacent property.
h. External sign illumination shall be shielded and directed so that the light illuminates the
face of the sign only.
• Eagle City Code Section 11 A-3-8(D) Specific Provisions and Requirements:
13. Landscaping: Landscaping shall be provided at the base of all monument signs. Landscape
plans shall be prepared by or under the responsible control of a licensed landscape architect
with said plans to be duly stamped to clearly identify the preparer.The amount required shall
be three(3)times the size of the largest sign area. An example is shown in exhibit 3-P of this
section:
EXHIBIT 3—P
LANDSCAPE AT MONUMENT SIGN BASES
Monument Sign
—�•--+ I 7'x 9'=63 sf
41-
. +I Base Planter
,
3x63'= 189sf
• .
Parking
•
C. DISCUSSION:
• The applicant is requesting design review approval of two neighborhood entry monument signs
proposed at the entrance of Silverberry Loop Way and Arista Drive off Big Gulch Parkway. The
proposed neighborhood entry monument sign is proposed to be constructed of natural stone veneer,
concrete cap,power coated blackened steal sign plate and dimensional letters.
• Sheet S 1.1 shows the top of the sign panel of the subdivision monument sign at an overall height
of 7' 6"; however, the architectural features of the sign (column)measure at an overall height of
10' 8". 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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PLAN VIEW
PRE CAST
J8 t
CONCRETE CAP.
NATURAL GRAY
COLOR
PLATE STEEL §
SIGNTES N 44
NOTES t-I J..�I � JJ
CONTRASTING---
RAISED
LETTERING- `ROCKI{AM it
SEE NOTES RIDGE '"
CONCRETE §
COLUMN WITH
STONE VENEER
AS SPECIFIED
FINISH GRADE
Staff defers comment regarding the overall height of the subdivision monument sign to the Design
Review Board.
• The proposed landscaping around the base of the monument signs is proposed to be a meadow lawn
blend—granite seed mix.Pursuant to Eagle City Code Section 11A-3-8(D),landscaping at the base
of the monument sign is required to be three times the size of the largest sign area. Pursuant to
Eagle City Code Section 11A-3-8(D)(h), external sign illumination shall be shielded and directed
so that the light illuminates the face of the sign only. The applicant should be required to provide
a revised landscape plan showing a minimum of 19-square feet of landscaping proposed at the base
of each entry sign and all ground mounted light fixtures used to illuminate the monument signs
screened from view and located so they do not shine onto the adjacent roadways or adjacent nearby
property.The light fixtures should be concealed or screened with perimeter landscaping providing
a 12 month screen of sufficient height and density to conceal such fixtures. The revised landscape
plan should be reviewed and approved by staff and one member of the Design Review Board prior
to the issuance of a sign permit.
• Sheet S 1.1,shows the neighborhood entry sign to have raised lettering pegged off of the steel sign
panel;however,it is unclear what the letter returns are and how far the letters are pegged off of the
steel sign.The applicant should be required to provide a revised sign elevation showing the return
on the letters and showing the dimension the letters are pegged off of the sign panel. The revised
sign elevation 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, 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 26, 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 neighborhood entry monument sign with the architectural features
above 8-feet in height.
• The Board is in favor of utilizing the meadow lawn blend ground cover around the base of the
monument sign for the required landscaping.
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BOARD DECISION:
The Board voted 5 to 0(Lindgren recused;Grubb absent)to recommend approval of DR-81-22 for a
design review application for two neighborhood entry monument signs for Valnova Subdivision No. 1 for
GWC Capital,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 and text shown with
strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The landscape plan, date stamped by the City on November 22, 2022, showing 19-square feet of
meadow lawn blend for landscaping around the base of the sign is approved. Provide a revised
landscape plan showing a minimu... of,9 . e f et oflandscaping proposed at the base ofeael entry
sign-and-all ground mounted light fixtures used to illuminate the monument signs screened from view
and located so they do not shine onto the adjacent roadways or adjacent nearby property. The light
fixtures shall be concealed or screened with perimeter landscaping providing a 12 month screen of
sufficient height and density to conceal such fixtures.The 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.
2. Provide a revised sign elevation showing the return on the letters and showing the dimension the letters
are pegged off of the sign panel. The revised sign elevation 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. Upon completion of the neighborhood entry signs 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 neighborhood entry signs and landscaping have been completed in compliance with
the approved plans,a certificate of completion will be issued.
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
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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-81-22)with regard to the Eagle City Code Title 11A,Chapter 3,Design Review,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 11A-3-13(B)(2)(i),and has concluded:
i. The neighborhood entry 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 9th day of February 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
(2(
Robert Grubb,Chairman
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