Findings - DR - 2023 - DR-23-23 - Rocking A Ranch - Two Subdivision Entry Features with Gates and Four Subdivision Entry Monument Signs for Rocking A Ranch Subdivision (2) BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO )
SUBDIVISION ENTRY FEATURES WITH )
GATES AND FOUR SUBDIVISION ENTRY)
MONUMENT SIGNS FOR ROCKING A )
RANCH SUBDIVISION FOR ALSCOTT )
REAL ESTATE,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-23-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on May 11,2022. 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:
Alscott Real Estate,LLC,represented by Rodney Evans with Rodney Evans+Partners,LLC,is
requesting design review approval for two subdivision entry features with gates and four subdivision
entry monument signs for Rocking A Ranch Subdivision. The 171.9-acre site is located on the east
side of North Eagle Road,approximately 1,300-feet north of East Beacon Light Road at 3980&
3250 North Eagle Road,372 East Beacon Light Road,and Lots 1,2,3,&4,Block 1,Equestrian
Estates Subdivision No. 1.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 29, 2023.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On March 14,2023,the Eagle City Council approved an annexation,rezone from RUT(Rural Urban
Transition — Ada County designation) to A-R-DA-P (Agricultural-Residential with a development
agreement — PUD), conditional use permit, preliminary development plan, and preliminary plat for
Rocking A Ranch Subdivision, a 39-lot (34-buildable, 5-common) residential planned unit
development(A-02-22/RZ-02-22/CU-02-22/PPUD-01-22/PP-07-22).
D. COMPANION APPLICATIONS:DR-22-23 (common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:Agriculture/Rural.
F. ZONING DESIGNATION: A-R-DA-P (Agricultural-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 with Gate(north and south entry)
Sign Data Proposed Required
Wall Sign Dimensions 23' 6"high x 113' 2 1/4"wide(Gate) 8-feet high maximum(sign)*
2' high x 12' wide(sign panel)
Area of Signage 24-square feet 60-square feet(maximum)
Illumination Non-illuminated Interior-illumination prohibited
Materials Big Horn Mountain natural stone and Per Eagle City Code
sandstone capstone wing walls and
columns, Douglas Fir man gate and entry
drive aisle gates, 1/4" brush stainless steel
letters stud mounted to stained Douglas Fir
backer
*Note:Height includes 3'6"of architectural features above the top of the sign panel.
Two Subdivision Entry Monument Sign(north entry)
Sign Data Proposed Required
Sign Dimensions 9' 6" high x 32' 9" wide (monument 8' high(maximum)*
signs)*
4' high x 4' wide(sign panels)*
Area of Signage 16-square feet(per panel) 60-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Sign Landscaping 0-square feet(approximately) 48-square feet(minimum)
Materials Big Horn Mountain natural stone and Per Eagle City Code
sandstone capstone wing walls and
columns, Douglas Fir man sign panel with
brushed stainless steel letters and 2"
returns, pegged off the sign panel 1 1/2",
halo illuminated with white led
*Note:Height includes I'8"of architectural features above the top of the sign panel.
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Two Subdivision Entry Monument Sign (south entry)
Sign Data Proposed Required
Sign Dimensions 9' 6"high x 32' 9"wide(west side)* 8' high(maximum)*
9' 6"high x 8' 6"wide(east side)*
Area of Signage 16-square feet(per panel) 60-square feet(maximum)
Illumination Halo illuminated letters Interior-illumination prohibited
Sign Landscaping 0-square feet(approximately) 48-square feet(minimum)
Materials Big Horn Mountain natural stone and Per Eagle City Code
sandstone capstone wing wall and
columns,Douglas Fir man sign panel with
brushed stainless steel letters and 2"
returns, pegged off the sign panel 1 'A",
halo illuminated with white led
*Note:Height includes 1'8"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 complied to create a theme unique to the area called"Eagle Architecture".
• 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;
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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.
• 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.
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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.
• Eagle City Code Section 8-2A-8(C)(14)Landscaping:
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 as follows:
-_• t. 3,
.a; i� 3x63 119s.f.
�i
_
C. DISCUSSION:
• The applicant is proposing to construct two entry features with gates and four subdivision entry
signs within Rocking A Ranch Subdivision.
The entry features with gates are located at the north and south entrances to the subdivision off of
North Eagle Road. The top of the sign panel is at an overall height of 18-feet, 10-inches and the
overall height of the entry feature is 23-feet,6-inches.
The two subdivision entry monument signs are located at the north and south entrances off of North
Eagle Road. The top of the sign panels of the subdivision entry monument signs are at an overall
height of 7-feet, 8-inches,and the architectural features of the sign measure at an overall height of
9-feet,6-inches.
Pursuant to Eagle City Code,subdivision entry monument 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 style, materials, and colors of the subdivision entry feature,
subdivision entry monument signs, and the overall height of entry monument signs to the Design
Review Board.
• The subdivision entry feature with gate has a sign panel centered on the feature that is located at
18-feet, 10-inches high.If the Design Review Board recommends approval of the subdivision entry
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feature with gate, including the sign panel, the applicant should be required to provide a revised
entry feature elevation showing the sign panel at a maximum height of 8-feet tall.The revised entry
feature elevations should be reviewed and approved by staff prior to the issuance of a sign permit.
• The applicant provided front elevations of the subdivision entry feature with gates and subdivision
entry monument signs; however, a side and rear elevations showing the materials, colors, and
thickness of the sign panels was not received.The applicant should be required to provide side and
rear elevations of the entry feature with gates and subdivision entry monument sign structures
showing the materials,colors,and thickness of the sign panels.The side and rear elevations should
be reviewed and approved by staff prior to the issuance of a sign permit.
• The landscaping around the base of the monument signs is proposed to be a no-mow seed mix.
Pursuant to Eagle City Code Section 8-2A-8(C)(14),landscaping at the base of the monument signs
is required to be three times the size of the largest sign area. The applicant should be required to
provide a revised landscape plan showing a minimum of 48-square feet of landscaping proposed at
the base of each subdivision entry monument sign. 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.
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 May 11, 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 style,materials,colors,and height of the proposed entry features with gates
and subdivision entry monument signs.
• The Board is in favor of the sign located on the entry features due to the ranch style associated with the
development.
• The Board is in favor of the proposed no mow seed mix proposed around the base of the subdivision
entry monument signs.
BOARD DECISION:
The Board voted 3 to 0(Greer abstained; Grubb,Duperault, Sayer absent)to recommend approval of DR-
23-23 for a design review application for two subdivision entry features with gates and four subdivision
entry monument signs for Rocking A Ranch Subdivision,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. Provide a revised entry atnrc elevation shewing the sign panel-at a maximum height of 8 feet tall.
sign permit.
2. Provide side and rear elevations of the entry feature with gates and subdivision entry monument sign
structures showing the materials, colors, and thickness of the sign panels. The side and rear elevations
shall be reviewed and approved by staff prior to the issuance of a sign permit.
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3. The landscape plan, date stamped by the City March 29,2023, showing the no mow seed mix around
the base of the subdivision entry monument signs is approved.
4. A sign permit is required prior to the installation of any signs on this site.
5. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
6. 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.
7. Upon completion of the subdivision entry features with gates, subdivision entry monument 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 subdivision entry features with gates,
subdivision entry monument 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
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-23-23) 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 features with gates and subdivision 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 25th day of May 2023.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
LI
Rob Grubb, airman
ATTEST: •`%
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Tracy E. born,Eagle City(1e�c; y i
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