Findings - DR - 2024 - DR-75-23 - Hevostila Estates - Four Subdivision Monument Signs for Hevostila Estates Subdivsion BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR FOUR )
SUBDIVISION MONUMENT SIGNS FOR )
HEVOSTILA ESTATES SUBDIVISION )
FOR CRITERION LAND MANAGEMENT )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-75-23
The above-entitled design review application came before the Eagle Design Review Board for their action
on January 11, 2024. 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:
Criterion Land Management, represented by Nicolette Womack with Kimley-Horn, is requesting
design review approval for four subdivision monument signs for Hevostila Estates Subdivision. The
12.14-acre site is located on the south side of East Floating Feather Road approximately 355-feet west
of the intersection of North Falling Water Avenue and East Floating Feather Road at 2385 East
Floating Feather Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on November 8, 2023. Revised information
(sign elevations)was received January 4,2024.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 26, 2023, the Eagle City Council approved an annexation, rezone from RUT (Rural-
Urban Transition—Ada County designation) to R-4-DA (Residential with a development agreement
[in lieu of a PUD], and preliminary plat for Hevostila Subdivision, a 38-lot(32-buildable, 6-common)
residential subdivision(A-04-23/RZ-05-23/PP-05-23).
D. COMPANION APPLICATIONS: DR-73-23 (common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:Neighborhood Residential.
F. ZONING DESIGNATION: R-4-DA(Residential 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.
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I. SIGNAGE:
Primary Monument Sign
(East side of Falling Water Avenue)
Sign Data Proposed Required
Sign Dimensions 5' 2"high x 9'wide 8' high(maximum)
Area of Signage 7-square feet 60-square feet(maximum)
Illumination Punch through illuminated Interior-illumination prohibited
Halo illuminated
Sign Landscaping 233-square feet(approximately) 21-square feet(minimum)
Materials Winterhaven stone veneer base, precast Per Eagle City Code
concrete natural gray caps, black steel
cube, 1/2"black acrylic letters mounted '/2"
off stone veneer, halo illuminated with
white LED, 1/2" light blue acrylic band
with copy routed out (EST. 2023), push
through aluminum cube front and end
only, push through graphics out of 1/2"
light blue acrylic pushed through 3/8",
leaving 3/16"white outline on faces
Legacy Monument Sign
(Lot 5,Block 1)
Sign Data Proposed Required
Sign Dimensions 6'high x 13' wide 8' high(maximum)
Area of Signage 29-square feet 60-square feet(maximum)
Illumination Non-illuminated Interior-illumination prohibited
Sign Landscaping 200-square feet(approximately) 87-square feet(minimum)
Materials 1/8" black aluminum letters (Hevostila) Per Eagle City Code
mounted flush to stucco column, '/2" blue
acrylic with copy routed out (Legacy)
mounted flush to stucco column, 3/16"
acrylic panel with 1/8"copy(land history)
mounted flush to panel, 1/8" aluminum
horses mounted flush to Winterhaven
stone veneer base, precast concrete cap,
smooth stucco column
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Two Secondary Monument Signs
(South side of Gleneagle Road and Harrier Drive)
Sign Data Proposed Required
Sign Dimensions 5' 2"high x 3' wide 8' high(maximum)
Area of Signage 2-square feet 60-square feet(maximum)
Illumination Punch through illuminated Interior-illumination prohibited
Sign Landscaping 0-square feet(approximately) 6-square feet(minimum)
Materials Winterhaven stone veneer base, precast Per Eagle City Code
concrete natural gray cap, black steel
cube, '/2" thick light blue acrylic bands
and logo, pushed through 3/8", leaving
3/16"white outline on face
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;
d. The continued maintenance of signs throughout their life;and
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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):
1. All Signs: Signs shall not be erected or maintained in any district as established by the zoning
ordinance except those signs specifically enumerated in this article.
2. Undefined Or Unclassified Signs: To determine applicable regulations for any sign not
specifically defined herein,the zoning administrator shall use the definition or classification
within this article which most closely defines or classifies any such sign.
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):Definitions:
FACE OF SIGN: The surface of the sign area upon,against or through which the message is
displayed or illustrated.
ILLUMINATION,HALO: Illumination of a sign from a light source that is not visible and is
concealed or contained within the sign or located between the sign and the structure/wall.
Illumination from the source of the light becomes visible in darkness when the light is reflected
off of the wall/structure upon which the sign is attached.
ILLUMINATION,PUNCH THROUGH LETTER: A sign with letters,logos or other sign
graphics that are opaque(no light is permitted to shine through them),that are attached to a sign
cabinet or structure that allows light to shine through it. The distance between the letters,logos,
or other sign graphics and the background(surface of the cabinet or structure)is a maximum of
one-half inch(1/2"). The light source is concealed within the cabinet or structure and is not
visible except that illumination from the light source shines though transparent(nonopaque)
background material for no more than one-fourth inch(1/4")around the letters,logo,and other
graphics, creating a halo effect.
MONUMENT SIGN:A freestanding sign with a solid base,including rock signs,or with
supports that are designed to be structurally similar to the sign construction,and which
incorporate architectural features which complement the sign construction.Pole type supports are
not permitted for monument signs,unless enclosed within the monument sign structure.
• Eagle City Code Section 8-2A-8(C):Provisions and Requirements:
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.
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b. Subdivision signs shall not exceed eight feet(8') in height and the sign area shall not
exceed sixty(60)square feet per side.
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.
14. 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:
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C. DISCUSSION:
• The applicant is proposing to construct four subdivision monument signs (one primary, two
secondary, and one legacy) for Hevostila Estates Subdivision. The signs are proposed to be
constructed of stone veneer, precast concrete caps, steel cubes, and acrylic letters utilizing halo
and punch through illumination. The legacy sign includes an area for copy regarding the
Hevostila Estate Subdivision history; however, the copy was not submitted. The applicant should
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be required to provide a revised legacy sign elevation including the copy associated with the
history of Hevostila Estates Subdivision. The revised sign elevation should be reviewed and
approved by staff prior to the issuance of a sign permit.
• The landscape plan shows the two secondary monument signs located on the south side of
Gleneagle Road and Harrier Drive with no landscaping proposed around the base of the signs.
Pursuant to Eagle City Code Section 8-2A-7(C)(14), landscaping is required at the base of all
monument signs and 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 6-square feet of landscaping
around the base of the two secondary monument signs. 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 defers comment regarding the design, materials, and colors of the monument signs 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 11, 2024,
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 monument signs with the site specific conditions.
BOARD DECISION:
The Board voted 5 to 0(Merrill and Mihan absent)to recommend approval of DR-75-23 for a design
review application for four subdivision monument signs for Hevostila Estates 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a revised legacy sign elevation including the copy associated with the history of Hevostila
Estates Subdivision. The revised sign elevation shall be reviewed and approved by staff prior to the
issuance of a sign permit.
2. Provide a revised landscape plan showing 6-square feet of landscaping around the base of the two
secondary monument signs. 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.
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. 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.
6. Upon completion of the subdivision 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 monument signs, and landscaping have been completed in
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compliance with the approved plans,a certificate of completion will be issued.
7. Provided an enlarged landscape plan for the landscaping proposed around each monument sign. The
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to issuance of a sign permit.
8. Provide physical material samples and colors for all materials utilized in the construction of signs.
The material samples and colors shall be reviewed and approved by staff and one member of the
Design Review Board prior to the issuance of a sign permit.
9. If the applicant proposes to utilize ground mounted light fixtures to illuminate the signs, the applicant
shall be required to provide detailed cutsheets showing the style, color, wattage, illumination type,
etc. for the fixtures. A revised landscape plan showing landscaping around the ground mounted light
fixtures that will screen them 12 months out of the year shall be provided. The detailed cutsheets and
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.
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-75-23) 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
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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 four subdivision 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 January 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Wa r Lind en,Chairman
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