Findings - DR - 2025 - DR-2024-67 - ASPEN POINTE LLC - APPLICATION FOR A DESIGN REVIEW FOR THE MASTER SIGN PLAN FOR ASPEN POINTE PLAZABEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR THE MASTER SIGN
PLAN FOR ASPEN POINTE PLAZA FOR
ASPEN POINTE PLAZA, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-67
The above -entitled design review application came before the Eagle Design Review Board for their action
on January 9, 2025. 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:
Aspen Pointe Plaza, LLC, represented by Justin Schwartz with Regen, PPLC, is requesting design
review approval of a master sign plan for the two multi -tenant commercial buildings within Aspen
Pointe Plaza. The 0.22 and 0.5-acre sites are located on the north side of East State Street
approximately 296-feet east of South Academy Avenue at 1332 and 1442 East State Street (Ada
County parcels S0516110050 and S0516110040).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 15, 2024.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS: None.
D. COMPANION APPLICATIONS: DR-2024-66 (building application).
E. COMPREHENSIVE PLAN DESIGNATION: Downtown.
F. ZONING DESIGNATION: C-2 (Commercial -General Business).
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA.
H. URBAN RENEWAL DISTRICT: Yes.
I. SIGNAGE:
Monument Sign
Sign Data
Proposed
Required
Sign Dimensions
10' high x 9' 11"wide
15' high maximum
Area of Si na a
58-s uare feet
140-s uare feet maximum
Illumination
None
Interior -illumination prohibited
Sign Landsca in
200-s uare feet (approximately)
174-s uare feet minimum
J. AGENCY RESPONSES: None.
K. LETTERS FROM THE PUBLIC: None received to date.
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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
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.
C. DISCUSSION:
• The applicant is requesting design review approval of the master sign plan for Aspen Pointe
Plaza. Staff recommends the following criteria for the master sign plan for Aspen Pointe Plaza:
Master Sign Plan for Aspen Pointe Plaza
The tenant shall be required to submit signage plans to the developer or developer's
management entity for written approval. A design review sign application, accompanied by
the written approval of the managing entity, shall be submitted to the City for any proposed
signs for City staff review and approval. All signs shall be in compliance with the criteria
stated herein as well as the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
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2. Multi -tenant Monument Sign
a. One double-faced multi -tenant sign shall be permitted along the frontage of East State
Street.
b. The monument sign shall be constructed per the Example #1 image below.
c. The multi -tenant monument sign shall be used by the tenants located within the Aspen
Pointe Plaza. Tenants shall receive written approval from the managing entity.
d. Sign material is powder coated metal Matte Black with corten steel supporting posts.
e. The background of all tenant panels shall be Matte Black.
f. Copy shall be %2" thick White on Matte Black background.
g. Tenants are permitted to place their text and logo on the background panel on the
monument sign.
3. Building Wall Signs
a. Not permitted.
4. Free Haning Signs
a. Not permitted.
5. Miscellaneous Signs
a. Tenants are allowed door signs identifying the business and/or indicated business hours,
emergency phone numbers, etc., up to a maximum of 2-sgaure feet.
b. Tenants are allowed window signs as long as the total window area covered does not
exceed 25% of the total window area of all windows facing public streets.
Monument Sign Example #1
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• The monument sign is proposed to be located at the southwest corner of the development and is
proposed to cantilever the right of way of ACHD. The applicant should be required to provide a
license agreement from ACHD allowing the monument sign with associated landscaping within
the public right of way. A copy of the executed license agreement should be submitted to the
City prior to the issuance of a sign permit.
• Staff defers comment regarding the design and color proposed on the monument sign 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 9, 2025,
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 criteria as specified herein.
BOARD DECISION:
The Board voted 3 to 0 (Mihan recused; Grubb, Sayer, and Greer absent) to recommend approval of DR-
2024-67 for a design review application for a master sign plan for Aspen Pointe Plaza, 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. The following shall be the master sign plan for Aspen Pointe Plaza.
Master Sign Plan for Aspen Pointe Plaza
The tenant shall be required to submit signage plans to the developer or developer's management
entity for written approval. A design review sign application, accompanied by the written
approval of the managing entity, shall be submitted to the City for any proposed signs for City
staff review and approval. All signs shall be in compliance with the criteria stated herein as well
as the Eagle City Code. In cases of any conflict between the Eagle City Code and the criteria
specified herein, the more restrictive requirements shall apply.
2. Multi -tenant Monument Sign
a. One double-faced multi -tenant sign shall be permitted along the frontage of East State Street.
b. The monument sign shall be constructed per the Example #1 image below.
c. The multi -tenant monument sign shall be used by the tenants located within the Aspen Pointe
Plaza. Tenants shall receive written approval from the managing entity.
d. Sign material is powder coated metal Matte Black with corten steel supporting posts.
e. The background of all tenant panels shall be Matte Black.
£ Copy shall be'/2" thick White on Matte Black background.
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g. Tenants are permitted to place their text and logo on the background panel on the monument
sign.
3. Building Wall Signs
a. Not permitted.
4. Free Harting Signs
a. Not permitted.
5. Miscellaneous Signs
a. Tenants are allowed door signs identifying the business and/or indicated business hours,
emergency phone numbers, etc., up to a maximum of 2-sgaure feet.
b. Tenants are allowed window signs as long as the total window area covered does not exceed
25% of the total window area of all windows facing public streets.
Monument Sign Example #1
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2. Provide a license agreement from ACHD allowing the monument sign with associated landscaping
within the public right of way. A copy of the executed license agreement shall be submitted to the
City 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 detailed cutsheets of the proposed ground mounted light fixtures used to illuminate the
monument sign. Provide a revised landscape plan showing the ground mounted light locations and
showing how the fixtures will be screened from view 12-months out of the year with landscaping or
boulders. The detailed cutsheets and revised landscape plan shall be reviewed and a�roved by staff
and one member of the one member Of the Desi�Review Board prior to the issuance of a sign permit.
to the issuance of a si��ermit.
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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 permitlzoning 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).
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-2024-67) 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 monument sign will be required to be harmonious with the architectural design of the
buildings, and will not cover nor detract from desirable architectural features.
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DATED this 231 day of January 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
IIAO----
Walrer Lin1dren, Chairman
ATTEST:
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Tracy E. Os Eagle ity Clerk
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