Findings - DR - 2025 - DR-2024-69 - 1780 EAST HIGHWAY 44 WITHIN EAST END MARKETPLACE - FOUR BUILDING WALL SIGNS, TWO DIRECTIONAL SIGNS, ONE SINGLE TENANT MONUMENT SIGN, ONE MONUMENT SIGN TENANT PANEL, AND TWO MENU BOARD SIGNSBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR FOUR )
BUILDING WALL SIGNS, TWO )
DIRECTIONAL SIGNS, ONE SINGLE )
TENANT MONUMENT SIGN, ONE )
MONUMENT SIGN TENANT PANEL, AND)
TWO MENU BOARD SIGNS FOR )
CHICK-FIL-A )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-69
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:
Chick-fil-A, represented by Kevin Watson with 4G Development and Consulting Inc. is requesting
design review approval for four building wall signs, two directional signs, one single tenant
monument sign, one monument sign tenant panel, two clearance bars, and two menu board signs.
The 2.27-acre site is located on the north side of State Highway 44 approximately 310-feet east of
South Edgewood Lane at 1780 East Highway 44 within East End Marketplace.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 17, 2024. Revised information
(sign elevations) was received December 12, 2024.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 13, 2007, the City Council approved a Comprehensive Plan Map Amendment, a rezone
with development agreement, a vacation, and a preliminary plat application for Eagle Gateway
Subdivision (CPA-02-06/RZ-08-06/VAC-01-06/PP-09-06).
On January 12, 2016, the City Council approved a Comprehensive Plan Map Amendment and a
rezone with a development agreement for East End Marketplace (CPA-05-15 & RZ-11-15).
On March 24, 2016, the Design Review Board approved a master sign plan for the specialty retail
store for TPC Commercial, LLC (DR-07-16).
On April 14, 2016, the Design Review Board approved a design review application for the common
area landscaping within East End Marketplace, including the construction of a 14,924-square foot
specialty retail store (food and beverage sales) (DR-06-16).
On July 14, 2016, the Design Review Board approved a design review application for the master sign
plan for East End Marketplace (DR-34-16).
On April 20, 2017, the City approved an extension of time application for the common area
landscaping within East End Marketplace, including the construction of a 14,924-square foot
specialty retail store (food and beverage sales) (EXT-04-17).
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On July 24, 2018, the City Council approved a design review application to modify the master sign
plan for East End Marketplace (DR-2016-34-MOD 1).
On April 9, 2024, the City Council approved a development agreement modification (development
agreement in lieu of a conditional use permit) to modify the conditions of development and concept
plan contained within the executed development agreement (RZ-11-15-MOD).
On August 27, 2024, the City Council approved a design review application to modify the master sign
plan for East End Marketplace (DR-2016-34-MOD2).
D. COMPANION APPLICATIONS: DR-2024-68 (restaurant with drive -through building).
E. COMPREHENSIVE PLAN DESIGNATION: Commercial.
F. ZONING DESIGNATION:
C-2-DA (Commercial -General Business with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA, CEDA, or DSDA
H. URBAN RENEWAL DISTRICT: Yes.
I. SIGNAGE:
Two Building Wall Signs (West elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
5' 4" high x 12' 1" wide (Chick-fil-A)
N/A
4' 8 1/4" high x 5' 6" wide (Welcome
Friends and neighbors)
Area of Signage
59-square feet (Chick-fil-A)
167-square feet (maximum)
26-square feet (Welcome Friends and
neighbors)
Illumination
Halo -illumination, Non -illumination
Interior -illumination prohibited
Materials
Chick-fil-A - Custom fabricated
Per Eagle City Code
aluminum channel letters constructed of
.040 returns with .080 aluminum, faces
painted to match Matthews 10252 Red,
aluminum returns arc welded to faces and
painted 1" red and 2" white, 2" deep .125
face with .063 returns aluminum pan
backer painted Dover White, backer
mounted flush to building face, letters
pegged off of the backer 1", halo
illuminated with white LED
Welcome Friends and neighbors — I/2"
thick flat cutout aluminum letters with
faces and returns to be painted metallic
bronze, mounted flush to building face
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Buildine Wall Sian (East elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
5' 4" high x 12' 1" wide
N/A
Area of Si na a
59-s uare feet
167-s uare feet maximum
Illumination
Halo -illumination
Interior -illumination prohibited
Materials
Chick-fil-A - Custom fabricated
Per Eagle City Code
aluminum channel letters constructed of
.040 returns with .080 aluminum, faces
painted to match Matthews 10252 Red,
aluminum returns arc welded to faces and
painted 1" red and 2" white, 2" deep .125
face with .063 returns aluminum pan
backer painted Dover White, backer
mounted flush to building face, letters
pegged off of the backer 1 ", halo
illuminated with white LED
Building Wall Sian (South elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
5' high x 5' wide
N/A
Area of Si na a
25-s uare feet
138-s uare feet maximum
Illumination
Halo -illumination
Interior -illumination prohibited
Materials
Custom fabricated logo with clear
Per Eagle City Code
polycarbonate backs, aluminum returns
mechanically fastened to backs, .125
aluminum face painted red, .063 x 3"
deep aluminum returns painted red, logo
pegged off the face of the building 2 %2",
halo illuminated with white LED
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Single Tenant Monument Sign (alons SH-44)
Sign Data
Proposed
Required*
Sign Dimensions
8' 10 3/4" high x I V wide**
8' 10 3/4" high x I V wide
maximum
Area of Signage
30-s uare feet
40-s uare feet maximum
Illumination
Punch through illumination
Interior -illumination prohibited
Sign Landscaping
3 1 O-scluare feet (approximately)
90-s uare feet minimum
Materials
Nichiha/Roughsawn Wood Series
Nichiha/Roughsawn Wood Series
(Smoke), painted sheet metal (Tricorn
(Smoke), painted sheet metal
Black), 2" x.090 aluminum pan fabricated
(Tricorn Black), 2" x.090 aluminum
from aluminum painted (Tricorn Black),
pan fabricated from aluminum
routed out and push thru milk white
painted (Tricorn Black), routed out
acrylic blocked out with white opaque
and push thru milk white acrylic
vinyl leaving 1/4" max white outline for
blocked out with white opaque
punch through illumination
vinyl leaving 1/4" max white outline
for punch through illumination
*Note: Sign dimensions and area of signage approved within the East End Marketplace Master Sign Plan (DR-2016-34-MOD2).
**Note: Height includes approximately 1'9" of architectural features above the top of the top tenant panel as approved
within the Master Sign Plan.
Monument Sign Tenant Panel (multi -tenant monument sign alone SH-44)
Sign Data
Proposed
Re uired*
Sign Dimensions
2' 5" high x 9' wide
2' 5" high x 9' maximum
Area of Signage
22-s uare feet
22-s uare feet maximum
Illumination
Punch through illumination
Interior -illumination prohibited
Materials
2" x .090 aluminum pan painted Tricorn
2" x .090 aluminum pan painted
Black (matte), routed out and push thru
Tricorn Black (matte), routed out
1/2" milk white acrylic blocked out with
and push thru 1/2" milk white acrylic
white opaque vinyl leaving 1/4" max white
blocked out with white opaque
outline for punch through illumination
vinyl leaving 1/4" max white outline
for punch throu h illumination
*Note: Sign dimensions and area of signage approved within the East End Marketplace Master Sign Plan (DR-2016-34-MOD2).
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Two Directional Monument Signs (Drive -through entrance and exit)
Sign Data
Proposed
Required
Sign Dimensions
3' 2" high x 2' 7 '/2" wide
N/A
Area of Signage
3-square feet
6-square feet maximum
Illumination
Internal illumination
Interior -illumination prohibited
Landscaping
30-s uare feet (approximately)
9-square feet minimum
Materials
Extruded aluminum 9" deep cabinet
Per Eagle City Code
painted dark bronze, .080" routed out
aluminum faces painted white with
applied first surface 3M 3630-3015-069
Duronodic vinyl logo, backed up with
white acrylic with dual color black vinyl
applied 1st surface for "drive thru", 1"
retainers,
Two Menu Board Sims (within drive -through queuing lanes)
Sign Data
Proposed
Required
Sign Dimensions
6' high x 6' 8 3/8" wide
7' high maximum
Area of Signage
20-s uare feet
35-s uare feet maximum
Illumination
Internal illumination
Internal illumination permitted for
menu board signs
Materials
Cabinet — fabricated from .080 aluminum
Per Eagle City Code
retainers and 8 '/4" returns painted dark
bronze
Faces — digital display
Base — aluminum frame clad in dark
bronze aluminum
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.
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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.
• Eagle City Code Section 8-2A-8(B): Definitions:
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, 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, INTERNAL: Illumination of a sign from any light source that is concealed or
contained within the sign and becomes visible in darkness through a translucent surface, except
for illumination, punch through letter signs. This includes characters, letters, figures, designs or
outline which is illuminated by gas filled luminous tubes, such as neon, argon or fluorescent.
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.
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• Eagle City Code Section 8-2A-8(C): Provisions and Requirements:
6. Drive-Through/Drive-Up Service Menu Board Signs:
a. Shall not exceed seven feet (T) in height and the sign area shall not exceed thirty five (35)
square feet.
b. Internal illumination may be permitted if the city determines the following:
(1) The lighting shall be harmonious with and in accordance with the general objectives,
or with any specific objective of this article;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
• 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.
C. DISCUSSION:
The applicant is requesting design review approval for four building wall signs, two directional
signs, one single tenant monument sign, one monument sign tenant panel, two clearance bars, and
two menu board signs. The building wall signs are proposed to be constructed of aluminum
channel letters and faces painted Matthews 10252 Red (Chick-fil-A/Logo) and metallic bronze
(Welcome Friends and neighbors). The directional signs and menu board signs are proposed to be
constructed of aluminum cabinets painted dark bronze with vinyl displays. The single tenant
monument sign is proposed to be constructed with a Nichiha/Roughsawn Wood Series base and
aluminum panels. The monument sign tenant panel text is routed out with push through milk
white acrylic as required within the East End Marketplace master sign plan. Staff defers comment
regarding the proposed signage to the Design Review Board.
• The single tenant monument sign is shown in a location permitted within the East End
Marketplace master sign plan; however, it's unclear where the sign height is in relation to the
existing berm along State Highway 44 and the center line of State Highway 44. The applicant
should be required to provide a cross section of the single tenant monument sign showing the sign
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height in relation to the existing berm and the centerline of State Highway 44. The cross section
should be reviewed and approved by staff prior to the issuance of a zoning certificate.
• The single -tenant monument sign shows Candy Stripe Creeping Phlox and Feather Grass
proposed around the base of the sign which does not match the approved landscaping within the
East End Marketplace master sign plan.
Proposed landscaping
PQOPOSED SIGNAGE
CALAMAGROSTIS X A.
'KARL POEPSTeV
G) PHLOX SLO-LATA 'CANDY
ST21PE'
4
FEATL- GRASS I GALLON
CANDY STRIPE I GALLON
02EEPING PWLO
154 3' 1-IGT. X 7 W.
45 6' IaGT. X 3' W.
Approved landscaping within East End Marketplace master sign plan
SIGN
T -1
TOTAL _AWDaCAPE REUUM ED:. 3 X 3 . W 8F.
PLANT SCHEDULE
50T-, C__ NAM=_ PLANTNG SIZE MATURE SIZE
GCMMGI r`:.ME
5" 5— x Gram Gem' 7 C.I. 3' hgL x 3' mlGa
GRO'JiD COVERS/ r A/41tC8/ PER£MIIALB
CV Core P.I. v�tic1144 Zegg ab' I Gal. a 3W OC. Q" het x 10" iu14o
Zagreb TYraadlaaf Tiduaad
110 Faatuca —1- glo,,2 'EIIJah' 1 WI, a 36. OL. Is' r'gt x IE' much
EIt,Iah 0lus Ty�cus
LL Lavandula angAtlfolla 'Duly Dilly' 1 C IL a 36. O.G IV' hgL x IS" ouch
Dilly Duly Lavender
PA PWnlw4al alopacurotdr 'Llttl� Elary' 1 Gal. • 36. O.G. 2' rgL x 9' ,atria
1 Ntl. Rm� rTWrf Frx aAur ew
The applicant should be required to provide a revised landscape plan showing the landscape
around the base of the single -tenant monument sign to match the landscape plan approved with
the East End Marketplace master sign plan. The revised landscape plan should be reviewed and
approved by staff prior to the issuance of a sign permit.
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• The directional sign elevations show .080 routed out aluminum faces painted white with white
LED internal illumination.
7-5 W
EXTRUDED ALUMINUM SIGN CABINET
INTERNALLY WI WHITE LED
E�II FISTSANTDD WHWITH RSURFACE
APPLIED 3M 3630-3015 M DURONODIC
VINYL LOGO & BACKED UP WHITE
ACRYLIC W1 DUAL COLOR
BLACK FOR DRIVE THRU
4' X 4' STEEL TUBE (INSIDE)
080" PAINTED ALUMINUM SKIRT W1
ACCESS PANEL {COUNTER SUNK FASTENERS)
SKIRT TO HAVE 2" X 2" ALUM. ANGLE FRAME
SIGN AREA = 3.06 ft'
LOGO 1.44 f1' = 47.05% of tare
SIMULATED NIGHT VIEW
Pursuant to Eagle City Code Section 8-2A-8(C)(13), internal illumination is prohibited. The
applicant should be required to provide revised directional sign elevations showing the text to be
illuminated (i.e. halo illumination, exterior illumination, punch through illumination) in
compliance with Eagle City Code. The revised elevations should be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a sign permit.
The simulated night views provided for the single -tenant monument sign and monument sign
tenant panel show the signs to be internally illuminated.
Single Tenant Monument Sign
SIMULATED NIGHT VIEW
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Monument Sign Tenant Panel
75'
- SIMULATED NIGHT VIEW
Pursuant to Eagle City Code Section 8-2A-8(C)(13), internal illumination is not permitted. The
applicant should be required to provide revised night views of the single tenant monument sign
and monument sign tenant panel showing the text to be punch through illuminated as approved
within the East End Marketplace master sign plan. The revised night views 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 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 proposed signage.
• The Board recommended retaining site specific condition no. 3 to require the directional signage to
not be internally illuminated.
• The Board added site specific condition no. 8 as recommended by staff to require the monument sign
tenant panel be located on an alternative monument sign and different street frontage due to there
already being a single tenant monument sign proposed along State Highway 44.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren recused; Grubb, Greer, and Sayer absent) to recommend approval of
DR-2024-69 for a design review application for four building wall signs, two directional signs, one single
tenant monument sign, one monument sign tenant panel, and two menu board signs, 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 cross section of the single tenant monument sign showing the sign height in relation to the
existing berm and the centerline of State Highway 44. The cross section shall be reviewed and
approved by staff prior to the issuance of a zoning certificate.
2. Provide a revised landscape plan showing the landscape around the base of the single -tenant
monument sign to match the landscape plan approved with the East End Marketplace master sign
plan. The revised landscape plan shall be reviewed and approved by staff prior to the issuance of a
sign permit.
3. Provide revised directional sign elevations showing the text to be illuminated (i.e. halo illumination,
exterior illumination, punch through illumination) in compliance with Eagle City Code. The revised
elevations shall be reviewed and approved by staff and one member of the Design Review Board
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prior to the issuance of a sign permit.
4. Provide revised night views of the single tenant monument sign and monument sign tenant panel
showing the text to be punch through illuminated as approved within the East End Marketplace
master sign plan. The revised night views shall be reviewed and approved by staff prior to the
issuance of a sign permit.
5. A sign permit is required prior to the installation of any signs on this site.
6. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
Upon completion of the building wall, directional, monument, monument sign tenant panel, and menu
board signs with 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 building wall,
directional, monument, monument sign tenant panel, and menu board signs, and required landscaping
have been completed in compliance with the approved plans, a certificate of completion will be
issued.
8. The monument sign tenant panel shall be located on a multi -tenant monument sign located along
South Edgewood Lane or East State Street and show not located on the multi -tenant monument sign
along State Highway 44. If a tenant panel is proposed on the monument signs on South Ed eg wood
Lane or East State Street, detailed elevations showing the proposed tenant panel shall be submitted.
The detailed elevations shall be reviewed and approved b, staff 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).
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.
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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-69) 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 site and building signage will be required to be harmonious with the architectural design of
the building, and will not cover nor detract from desirable architectural features.
DATED this 231 day of January 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada CIdaho ouno
!!� - Ae'7
Jo D. G eer, Vice Chairman
AT EST:
OV E:'.cL���'•.,
•.
Tracy E. Orllrn, Eagle City Clerkz` U 4Q R A F00
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