Findings - CC - 2024 - DR-2024-42 - Design Review for One Subdivision Entry Monument Sign for River Birch Subdivision BEFORE THE EAGLE CITY COUNCIL
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 City Council for their action on
November 12,2024. The Eagle City Council 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 CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'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 article.
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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 1/2". The applicant
should be required to provide a revised sign elevation showing the punch through letters a
maximum of'A"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,if the requested design review application is approved,
staff recommends the site specific conditions of approval and 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 staffs 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 for one subdivision entry monument sign for River Birch Subdivision,with the
following site specific conditions of approval and standard conditions of approval provided within their
findings of fact and conclusions of law document,dated October 24,2024.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on November 12, 2024, at
which time the Council made their decision.
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COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-42 for a design review application for one subdivision
entry monument sign for River Birch Subdivision,with the following Design Review Board
recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. 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 Design
Review Board prior to the issuance of a sign permit.
2. Provide a revised sign elevation showing the punch through letters a maximum of 'A" from the
background. 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 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.
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 Council 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.
2. The Council 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 12th day of November 2024.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
B ike,May
ATT ST: OFEAG•
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Tracy E. Osb agle City Clerk ' ps,I,
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Regulatory Taking Notice: In accordance witl' eklih1\ 07.'6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis.
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