Findings - DR - 2024 - DR-2024-15 - Torrente Secco - Two Subdivision Entry Features and Monument Signs for Torrente Secco Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO )
SUBDIVISION ENTRY FEATURES AND )
MONUMENT SIGNS FOR TORRENTE )
SECCO SUBDIVISION FOR THOMAS )
COLEMAN )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-15
The above-entitled design review application came before the Eagle Design Review Board for their action
on May 9, 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:
Thomas Coleman, represented by Brian Garrett with Brian Garrett Architecture and Design, PLLC, is
requesting design review approval for two subdivision entry features and monument signs for
Torrente Secco Subdivision. The 88.32-acre site is located at the southeast corner of West Beacon
Light Road and North Palmer Lane between West Beacon Light Road and West Floating Feather
Road at 6397 West Beacon Light Road and 6868 West Floating Feather Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 20,2024.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On September 11,2007,the City Council approved an annexation and rezone from RUT(Rural-
Urban Transition—Ada County designation)to MU-DA(Mixed Use with a development agreement),
R-2-DA(Residential with a development agreement)(not a part of this site), and R-4-DA
(Residential with a development agreement) for Hormaechea LTD Partnership (A-08-07/RZ-10-07).
On December 13,2007,the executed development agreement associated with the rezone was
recorded(Ada County instrument#107164794).
On October 8,2019,the City Council denied a development agreement modification, conditional use
permit,preliminary development plan, and preliminary plat associated with the subject site(RZ-10-07
MOD,CU-01-19,PPUD-01-19, and PP-01-19).
On May 9, 2023,the City Council approved a conditional use permit,preliminary development plan,
and preliminary plat for Torrente Secco Subdivision, a 659-lot(613-residential [391-single family,
222-single-family attached], 6-commercial, 39 common,and 1-elementary school site)mixed use
planned unit development(CU-01-21/PPUD-01-21/PP-02-21).
D. COMPANION APPLICATIONS:DR-2024-14(common area landscaping application).
E. COMPREHENSIVE PLAN DESIGNATION:
Village and Community Center,Compact Residential, and Neighborhood Residential.
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F. ZONING DESIGNATION:
MU-DA-P (Mixed Use with a development agreement), R-2-DA (Residential with a development
agreement), R-4-DA(Residential 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 Subdivision Entry Features/Monument Signs
Northwest corner of West Floating Feather and North Moscow Way
Northeast corner of North Palmer Lane and West Stillmore Drive
Sign Data Proposed Required
Sign Dimensions 12' high x 54' wide(entry feature) 8' high (maximum)*
1' 11"high x 22' 6 'Y2"(letters)
Area of Signage 45-square feet 60-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Sign Landscaping 1,100-square feet(approximately) 135-square feet(minimum)
Materials Letters - .080 faces painted white, 1 '/2" Per Eagle City Code
.063 aluminum returns painted Raisin,
pegged off of the stucco 1 '/2", halo
illuminated with white LED
Bases/raised planters — Cultured stone
(Split Limestone Cream), stucco (SW
7028 Incredible White), metal trim (SW
7630 Raisin), cedar wood accents, stone
trim(Lompoc)
*Note:Height includes approximately 4'6"of architectural features above the top of the letters.
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
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article are compiled 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
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.
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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.
C. DISCUSSION:
• The applicant is proposing two subdivision entry features and monument signs for Torrente Secco
Subdivision. The subdivision entry features and monument signs are located at the northwest
corner of West Floating Feather Road and North Moscow Way and northeast corner of North
Palmer Lane and West Stillmore Drive. The monument signs are constructed of stucco and
cultured stone with aluminum letters. The features around the sign include raised planters
constructed of stucco walls, cultured stone walls, stone trim, and cedar accents.
• Sheet A311 shows the top of the sign letters of the subdivision monument sign at an overall
height of 7' 6"; however,the architectural features of the sign measure at an overall height of 12'.
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.
*T.O.WALL
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1 ELEVATION - ENTRY
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Staff defers comment regarding the overall height of the subdivision entry feature and monument
signs to the Design Review Board.
• Staff defers comment regarding the design, materials, and colors of the subdivision entry features
and 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 May 9, 2024, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that:
• The Board is in favor of the proposed entry features and subdivision monument signs as proposed.
• The Board is in favor of allowing the architectural elements above the sign area to remain.
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BOARD DECISION:
The Board voted 5 to 0(Grubb and Duperault absent)to recommend approval of DR-2024-15 for a
design review application for two subdivision entry features and monument signs for Torrente Secco
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. A sign permit is required prior to the installation of any signs on this site.
2. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
3. Upon completion of the subdivision entry features, monument signs, 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 features, monument signs, and required
landscaping have been completed in compliance with the approved plans, a certificate of completion
will be issued.
4. Provide a material sample and color of the cedar strips proposed on the monument sign. The material
sample and color shall be reviewed and approved by staff and one member of the Design Review
Board prior to issuance of a sign permit.
5. Provide a detailed lighting cutsheet for the halo illumination associated with the sign showing the
lighting proposed to be a warmer tone (approximately 2700K). The detailed lighting cutsheet 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.
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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-2024-15) 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, and 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 23rd day of May 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Walter Lin gren, Chairman
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