Findings - DR - 2024 - DR-2024-42 - River Birch - One Subdivision Entry Monument Sign for River Birch Subdivision BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR ONE )
SUBDIVISION ENTRY MONUMENT )
SIGN FOR RIVER BIRCH SUBDIVISION )
FOR WALSH GROUP )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-42
The above-entitled design review application came before the Eagle Design Review Board for their action
on October 10, 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:
Walsh Group, represented by Connor Lindstrom with KM Engineering, LLP, is requesting design
review approval for one subdivision entry monument sign for River Birch Subdivision. The 26.18-
acre site is located on the west side of State Highway 16 approximately 1,290-feet north of the
intersection of West Beacon Light Road and State Highway 16 at 3701 and 3703 North Highway 16.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 26,2024.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18, 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)
for CHM Development(A-04-07/RZ-04-07).
On March 12, 2024, the City Council approved a development agreement modification(development
agreement in lieu of a PUD) and preliminary plat for Flats Sixteen Subdivision, a 109-lot [59 single-
family, 35 single-family attached], 1-commercial, 14-common) mixed use subdivision (RZ-04-07
MOD/PP-01-22).
D. COMPANION APPLICATIONS: DR-2024-41 (common area landscaping),
DR-2024-43 (townhomes).
E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use.
F. ZONING DESIGNATION:MU-DA(Mixed Use with a development agreement).
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 Monument Sign
North side of Glenora Street
Sign Data Proposed Required
Sign Dimensions 8' high x 6' 10"wide 8' high(maximum)
Area of Signage 19-square feet 60-square feet(maximum)
Illumination Punch through illumination - Interior-illumination prohibited
Sign Landscaping 597-square feet(approximately) 57-square feet(minimum)
Materials Cabinet — Shaped aluminum cabinet Per Eagle City Code
painted black, faces routed for logo and
copy, 1" clear acrylic push through,
white aluminum overlay with 1/8"
glowline
Pole cover— aluminum construction with
vertical reveals painted Cocoon SW 6173,
reveals painted black
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-8(B):Definitions
CABINET SIGN (SCULPTED): A sign consisting of a translucent or nontranslucent panel
containing sign copy which is affixed to a cabinet that is sculpted to form a nonsquare or
nonrectangular decorative shape which provides interest to the sign, such as the shape of a logo,
the shape of letters,or combination thereof.
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
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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.
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.
POLE SIGN: A freestanding sign that is supported by one or more poles that are not enclosed as
in a monument sign structure.
• Eagle City Code Section 8-2A-8(C)(3): Subdivision Signs:
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.
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.
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C. DISCUSSION:
• The applicant is proposing to construct one(1)monument sign for the Residences at River Birch.
The sign will be made of aluminum construction with vertical reveals, aluminum cabinet, and
punch through illuminated letters. Pursuant to Eagle City Code Section 8-2A-8(B), monument
signs are required to have a solid base which incorporates architectural features and pole type
supports are not permitted. The applicant should be required to provide a revised monument sign
elevation showing a solid base proposed for the monument sign. The revised elevation should be
reviewed and approved by staff and one member of the Design Review Board prior to the
issuance of a sign permit.
• The monument sign is proposed to be 8-feet tall; however, it's unclear if the maximum height is
8-feet as measured from the centerline of the adjacent roadway. The applicant should be required
to provide a cross section showing the height of the monument sign in relation to the center line
of State Highway 16. The cross section should be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a sign permit.
• The letters on the monument sign are proposed to have punch through illumination with 1"clear
acrylic push through and a 1/8" glowline. Pursuant to Eagle City Code Section 8-2A-8(B), the
distance between the letters and background is permitted to be a maximum of'/z". The applicant
should be required to provide a revised sign elevation showing the punch through letters a
maximum of '/2" from the background. 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 October 10,2024,
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 subdivision entry monument sign as proposed. The Board
determined the base (although not as wide at the sign portion) met the intent of a solid base required
for monument signs.
BOARD DECISION:
The Board voted 4 to 0 (Greer, Mihan, and Murphy absent)to recommend approval of DR-2024-42 for a
design review application to one subdivision entry monument sign for River Birch Subdivision, with the
following staff recommended site specific conditions of approval and standard conditions of approval
with text shown with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a revised monument sign elevation showing a
Boardp rto ite: efa rmit
The Board determined the sign base shown met the intent of the code for a solid base.
2. Provide a cross section showing the height of the monument sign in relation to the center line of State
Highway 16.The cross section shall be reviewed and approved by staff and one member of the
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Design Review Board prior to the issuance of a sign permit.
3. Provide a revised sign elevation showing the punch through letters a maximum of from the
background. The revised sign elevation shall be reviewed and approved by staff prior to the issuance
of a sign permit.
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. Upon completion of the monument sign 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 monument sign and required 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.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-42) 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.
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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 monument sign 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 24th day of October 2024.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Walte Lindgren,Chairman
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