Findings - CC - 2025 - DR-2024-67 - Design Review for the Master Sign Plan for Aspen Pointe Plaza BEFORE THE EAGLE CITY COUNCIL
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 City Council for their action on
February 11,2025. 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. 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).
A. 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 Signage 58-square feet 140-square feet(maximum)
Illumination None Interior-illumination prohibited
Sign Landscaping 200-square feet(approximately) 174-square feet(minimum)
J. AGENCY RESPONSES:None.
K. LETTERS FROM THE PUBLIC:None received to date.
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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-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
1. 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-sqaure 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,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 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
site specific conditions of approval and standard conditions of approval provided within their findings of
fact and conclusions of law document, dated January 23, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on February 11,2025,at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2024-67 for a design review application for a master sign plan for
Aspen Pointe Plaza, with the following Design Review Board recommended site specific conditions of
approval and standard conditions of approval.
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
1. 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.
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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 'h"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-sqaure 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
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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 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.
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 Council 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 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 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 11t day of February 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad e,Mayor
ATTEST: �OF E�,,,,�,
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Tracy E. ,Eagle Ci Clerk • e *
• ,• ;• SEAL
OFI9 osss
Regulatory Taking Notice: In accordance wifli'svtt1bn,67-6519, Idaho Code, Applicant has the right,
pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis.
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